Beaufort County Multi-Juristictional Development Code

CNU Beaufort

16 April 2012

Beaufort County Multi-Jurisdictional Development Code

1

Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort © 2012 Opticos Design, Inc. |

What We’ve Produced

2

Annotated Outline and Place Type Structure: July 2010

Thoroughfares Technical Manual: October 2010

Draft Jurisdictional Codes: October 2010 - February 2012

Charrette Report: August 2011 - February 2012

Economic Study: November 2011 - February 2012

Multi-Jurisdictional Code Framework

3


Place Types

4

• Resolve Comp. Plan

discussions of placemaking

inside the Growth

Boundary

• Provide a recipe to apply

transect zones and

establish “high priority”

areas for infill,

redevelopment, and

development

Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort © 2012 Opticos Design, Inc. | 5

County Town City

Place Types Correlation

Rural Crossroads

Hamlet Hamlet Hamlet

Town Town

City



The Beaufort County Transect

• 13 Zones in total


How the Parts Relate

8

Place Types Place Types Thoroughfares

Code Structure Beaufort County Transect



9



9



9



9


10

County Town City

Transect Zone District Correlation

T1 Natural Preserve T1 Natural Preserve T1 Natural Preserve

T2 Rural-Low

T2 Rural

T2 Rural Center

T3 Edge T3 Edge T3 Edge

T3 Hamlet Neighborhood T3 Hamlet Neighborhood T3 Sub-Urban

T3 Neighborhood T3 Neighborhood T3 Neighborhood

T4 Hamlet Center T4 Hamlet Center T4 Urban Neighborhood

T5 Historic Core

T5 Main Street T5 Urban Corridor

TNCP Traditional Neighborhood




11

County Town City

Conventional Zone District & Overlay Correlation

C3 Neighborhood Mixed-Use

C4 Community Center Mixed Use

C5 Regional Center Mixed Use

SD Commercial

S1 Industrial SD Industrial

MO Military Overlay G Governmental SMR Military Reservation

MCAS-AO Overlay MCAS-AO Overlay MCAS-AO Overlay

BC-AO Overlay

CP Cultural Protection Overlay

CFV Commercial Fishing Village Overlay

Beaufort Historic District

TDR Overlay TDR Overlay? TDR Overlay?

Beaufort County Code

12


Old vs New Code Structure

16 Articles, 16 Appendices

~880 Pages

Basic Format

Performance-Based Code

Limited Design Standards

13

10 Articles, 1 Appendix

~600 Pages (450 for City)

Formatted to Maximize

Useability

Primarily Form-Based Code,

with some Use-Based

Elements

Clear, Predictable Design

Standards to Regulate Public

and Private Realm Elements


Outline of County Code Content

Preamble

Article 1: General Provisions

Article 2: General to Community Design

Article 3: Specific to Zones

Article 4: Specific to Use

Article 5: Supplemental to Zones

Article 6: Subdivision and Land Development

Article 7: Procedures

Article 8: Nonconformities

Article 9: Enforcement

Article 10: Definitions

Appendix A: Development Review and Permitting

14


Preamble

Summary: The Preamble provides an overview of the Code in

the context of the County and illustrates how to use it.

• Distinguishes between Walkable and Driveable environments

• Establishes concept of Place Types to guide form, character, and

intensity of development

• Provides an overview of how to use the Code

15



Article 1: General Provisions

Summary: Article 1 provides an introduction to the Code.

• Establishes Title and Authority and references State Statutes

• Establishes relationship to the Comprehensive Plan including

Land Use, Circulation, and Open Space

• Describes how Zones will transition upon adoption of new

Code

• Some Zones will transition to multiple zones

17




Article 2: General to Community Design

Summary: Article 2 provides general requirements at the

Community Scale, including general standards, standards applying

to Traditional Neighborhoods, and site planning standards for

conventional (multifamily and commercial) developments.

• Establishes improved standards for connectivity and community

form for all developments

• Provides tools to develop traditional neighborhoods in

predominantly greenfield locations

• Provides additional standards for multifamily and commercial-

oriented communities

• Provides standards for elements related to Community Design:

Civic and Open Spaces and Thoroughfares

20


Article 2: Traditional Neighborhood Community Plans

Summary: Division 2.2 serves as a “TND Ordinance” to guide

the creation of new Places, predominantly in greenfield areas.

• The TNCP provides standards to organize transect zones and

public realm elements (thoroughfares, civic spaces) to create

new Places in accordance with the Comp. Plan

• Initial Rezoning would require Council approval, however

subsequent approvals would be administrative

• Minimum thresholds for size and density would encourage the

TNCP to be utilized together with the TDR program in the

rural area

21



Multi-family Developments Commercial Oriented Developments








Article 3: Specific to Zones

Summary: Article 3 contains regulations and allowable land uses

for Transect Zones, Non-Transect Zones, and Overlay Zones

• Transect Zones assemble Building Form Standards and

Allowable Land Uses into 2-4 page spreads

• Land Uses consolidated and condensed with City and Town

• Land Uses with Conditions referenced in Table

• Non-Transect Zones carry forward and improve upon

remaining Non-Transect Zone framework

• Overlay Zones Carried Forward

30





Article 4: Specific to Use

Summary: Article provides standards for the uses identified in

the use table in Article 3, as well as standards for Accessory Uses

and Structures and Temporary Uses and Structures. Not all uses

are in this chapter, only those that have standards dictated by

state law or uses that require specific standards in addition to

those found in Article 3.

34


Article 5: Supplemental to Zones

Summary: Article 5 consolidates development standards that

are supplemental to those found in Article 3 and are applicable

to certain zones as specified. These standards include the

following:

35

• Building Type Standards

• Frontage Standards

• Architectural Standards and

Guidelines

• Fences and Walls

• Off-Street Parking

• Signage

• Exterior Lighting

• Landscaping, Bufferyard, and

Screening

• Neighborhood Compatibility

• Historic Preservation

• Resource Protection

• Stormwater


Article 5: City and Town

Summary: Article 5 for the City consolidates and shortens

material into fewer Divisions and has condensed standards

where possible.

36

• Building Type Standards

• Frontage Standards

• Architectural Standards and

Guidelines

• Landscaping and Tree

Conservation

• Off-Street Parking

• Signage

• Resource Protection

• Stormwater (Reserved)

• Lighting


Building Type Standards

• Includes standards for residential and commercial/mixed use

building types calibrated to the Transect

• Standards provide templates for applicants to emulate

37







Architectural Standards and Guidelines

• Addresses general Lowcountry character in urban and rural

centers organized along the Transect

• Combines standards and guidelines

• Increasingly stringent as one moves from rural to urban

• Intended to be utilized by Staff in reviewing applications

43





Sign Standards

• Includes standards for various sign types calibrated to the

Transect

47



Stormwater

• County Standards will remain in County Stormwater Manual

• Code provides stormwater tools calibrated to the Transect and

reflective of soil permeability and water sensitivity

• Intention is that City and Town will initiate their own

Stormwater Manual that will further calibrate standards for

urban areas

49


Resource Protection

• Many standards calibrated along the Transect

• Main goal to establish resource protection standards for all

jurisdictions

50


Article 6: Subdivision and Land Development

Summary: Article 6 includes General Review Standards, Land

Development Standards, and related Engineering Standards used

when subdividing land.

51


Article 7: Procedures

Summary: Article 7 includes the Development Review

Procedures.

• The procedures have been simplified and are accompanied by

graphic flow charts

• New applicable procedures such as Modulation and Traditional

Neighborhood Community Plans have been added

• County seeks to streamline procedures, particularly within

Transect Zones, and increase number of administrative

activities

• Nontransect Zones will require a “Certificate of Design

Compliance” and DRB review to promote better development

patterns

52


Develop a simple,

compliant project

in a Transect

Zone

Zoning Permit

Required

Optional Pre-

Application Meeting

Submit Application

Materials to Staff

Decision by Director

Zoning Permit

Required

Optional Pre-

Application Meeting

Submit Application

Materials to Staff


Appeal to

ZBOA

Appeal to

Circuit

Court

Develop a simple,

compliant project

in a Transect

Zone that is a

Conditional Use

Develop a project

in a Transect

Zone that triggers

a dimensional

Modulation

Develop a project

in a Non-Transect

Zone

Develop a project

that involves

a Building or

Site of Historic

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Develop a project

that requires a

Special Use Permit

Develop a

project that has

a dimensional

hardship

Develop a project that

is not compliant with

the Comprehensive

Plan and/or the

Development Code

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Compliance Required

Pre-Application

Meeting

Staff Filing

with DRB

Appeal to

PC

Decision/

Recommendation by

DRB

Coord. with Subdivision,

if applicable; proceed to

Zoning, Development

and Building Permits


Compliance Issued

Submit Application

Materials to Staff

Zoning and Permitting ActivitiesSubdivide my

property into 4 or

less lots

Subdivide my

property into 5 or

more lots

Subdivision Activities

Concept Plat

Required

Pre-Application

Meeting

Submit Application

Materials to Staff

Proceed to Final

Subdivision


Appeal to

PC

Appeal to

ZBOA

Final Plat

Required

Pre-Application

Meeting

Submit Application

Materials to Staff

Proceed to Zoning,

Development, and

Building Permits

Appeal to

PC


Major Subdivision

Approved

Minor Subdivision

Desired

Optional Pre-

Application Meeting

Submit Application

Materials to Staff

Proceed to Zoning,

Development, and

Building Permits

Appeal to

PC


Minor Subdivision

Approved

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Appropriateness

Required

Pre-Application

Meeting

Historic

Preservationist Filing

with HPRB

Appeal to

Circuit

Court

Decision by HPRB

&HUWLÀFDWH�RI�

Appropriateness

Issued

Submit Application

Materials to Staff

Proceed to Zoning,

Development, and

Building Permits

Proceed to Building

Permit

Proceed to Building

Permit

Variance

Required

Pre-Application

Meeting

Staff Filing

with ZBOA

Appeal to

Circuit

Court

Variance Permit

Issued

Decision by ZBOA

Submit Application

Materials to Staff



Zoning, Development,


Comprehensive

Plan and/or Zoning

Amendment

Required

Pre-Application

Meeting

Staff Filing

with PC

Zoning and/or

Comprehensive Plan

Amendment

Completed

Recommendation

by PC

Decision by CC

Submit Application

Materials to Staff





Special Use Permit

Required

Pre-Application

Meeting

Staff Filing

with ZBOA

Appeal to

Circuit

Court

Special Use Permit

Issued

Decision by ZBOA

Submit Application

Materials to Staff

Proceed to Zoning and

Building Permits

Develop a project

that requires a Site

Plan

Development Plan

Review Required

Pre-Application

Meeting

Appeal to

PC





Land Development

Plan Approved

Submit Application

Materials to Staff


Zoning Permit

Issued

Zoning Permit

Issued

I wan

t to

...

Enter into a

Development

Agreement with

the County

Appeal to

Circuit

Court

Development

Agreement Required

Pre-Application

Meeting

Staff Filing

with CC

Development

Agreement Entered

Decision by CC

Submit Application

Materials to Staff





Install a Sign

Sign Permit Required

Appeal to

ZBOA

Sign Permit Issued


Submit Application

Materials to Staff

Install Sign

Optional Pre-

Application Meeting

Remove a

Protected Tree

Tree Removal Permit

Required

Appeal to

ZBOA

Tree Removal Permit

Issued


Submit Application

Materials to Staff

Remove Tree

Optional Pre-

Application Meeting

Rename

a Street

Street Renaming

Required

Rename Street

Street Renaming

Approved

Submit Application

Materials to Staff

Staff Filing with PC

Optional Pre-

Application Meeting

Decision by PC

Beaufort County Planning Procedures

Modulation(s)

(Waivers) Required

Appeal to

ZBOA

Modulation Permit

Issued


Submit Application

Materials to Staff


Building Permits

Optional Pre-

Application Meeting

Develop a

temporary

building,

structure, or use

Zoning Permit

Required

Optional Pre-

Application Meeting

Submit Application

Materials to Staff


Appeal to

ZBOA

Proceed to Building

Permit

Zoning Permit

Issued

Opticos Design, Inc.©2012 Opticos Design, Inc.

Beaufort County Multijurisdictional Form-Based Code DRAFT 02.06.12


Develop a simple,

compliant project

in a Transect

Zone

Zoning Permit

Required

Optional Pre-

Application Meeting

Submit Application

Materials to Staff


Zoning Permit

Required

Optional Pre-

Application Meeting

Submit Application

Materials to Staff


Appeal to

ZBOA

Appeal to

Circuit

Court

Develop a simple,

compliant project

in a Transect

Zone that is a

Conditional Use

Develop a project

in a Transect

Zone that triggers

a dimensional

Modulation

Develop a project

in a Non-Transect

Zone

Develop a project

that involves

a Building or

Site of Historic

6LJQLÀFDQFH

Develop a project

that requires a

Special Use Permit

Develop a

project that has

a dimensional

hardship

Develop a project that

is not compliant with

the Comprehensive

Plan and/or the

Development Code


Compliance Required

Pre-Application

Meeting

Staff Filing

with DRB

Appeal to

PC

Decision/

Recommendation by

DRB



Zoning, Development



Compliance Issued

Submit Application

Materials to Staff

Zoning and Permitting ActivitiesSubdivide my

property into 4 or

less lots

Subdivide my

property into 5 or

more lots

Subdivision Activities

Concept Plat

Required

Pre-Application

Meeting

Submit Application

Materials to Staff

Proceed to Final

Subdivision


Appeal to

PC

Appeal to

ZBOA

Final Plat

Required

Pre-Application

Meeting

Submit Application

Materials to Staff

Proceed to Zoning,

Development, and

Building Permits

Appeal to

PC


Major Subdivision

Approved

Minor Subdivision

Desired

Optional Pre-

Application Meeting

Submit Application

Materials to Staff

Proceed to Zoning,

Development, and

Building Permits

Appeal to

PC


Minor Subdivision

Approved

&HUWLÀFDWH�RI�

Appropriateness

Required

Pre-Application

Meeting

Historic

Preservationist Filing

with HPRB

Appeal to

Circuit

Court

Decision by HPRB

&HUWLÀFDWH�RI�

Appropriateness

Issued

Submit Application

Materials to Staff

Proceed to Zoning,

Development, and

Building Permits

Proceed to Building

Permit

Proceed to Building

Permit

Variance

Required

Pre-Application

Meeting

Staff Filing

with ZBOA

Appeal to

Circuit

Court

Variance Permit

Issued

Decision by ZBOA

Submit Application

Materials to Staff





Comprehensive

Plan and/or Zoning

Amendment

Required

Pre-Application

Meeting

Staff Filing

with PC

Zoning and/or

Comprehensive Plan

Amendment

Completed

Recommendation

by PC

Decision by CC

Submit Application

Materials to Staff





Special Use Permit

Required

Pre-Application

Meeting

Staff Filing

with ZBOA

Appeal to

Circuit

Court

Special Use Permit

Issued

Decision by ZBOA

Submit Application

Materials to Staff


Building Permits

Develop a project

that requires a Site

Plan

Development Plan

Review Required

Pre-Application

Meeting

Appeal to

PC





Land Development

Plan Approved

Submit Application

Materials to Staff


Zoning Permit

Issued

Zoning Permit

Issued

I wan

t to

...

Enter into a

Development

Agreement with

the County

Appeal to

Circuit

Court

Development

Agreement Required

Pre-Application

Meeting

Staff Filing

with CC

Development

Agreement Entered

Decision by CC

Submit Application

Materials to Staff





Install a Sign

Sign Permit Required

Appeal to

ZBOA

Sign Permit Issued


Submit Application

Materials to Staff

Install Sign

Optional Pre-

Application Meeting

Remove a

Protected Tree

Tree Removal Permit

Required

Appeal to

ZBOA

Tree Removal Permit

Issued


Submit Application

Materials to Staff

Remove Tree

Optional Pre-

Application Meeting

Rename

a Street

Street Renaming

Required

Rename Street

Street Renaming

Approved

Submit Application

Materials to Staff

Staff Filing with PC

Optional Pre-

Application Meeting

Decision by PC

Beaufort County Planning Procedures

Modulation(s)

(Waivers) Required

Appeal to

ZBOA

Modulation Permit

Issued


Submit Application

Materials to Staff


Building Permits

Optional Pre-

Application Meeting

Develop a

temporary

building,

structure, or use

Zoning Permit

Required

Optional Pre-

Application Meeting

Submit Application

Materials to Staff


Appeal to

ZBOA

Proceed to Building

Permit

Zoning Permit

Issued

Opticos Design, Inc.©2012 Opticos Design, Inc.

Beaufort County Multijurisdictional Form-Based Code DRAFT 02.06.12


Article 8: Nonconformities

Summary: Article 8 sets forth standards for nonconforming uses,

structures, lots, signs, and site features.

55


Article 9: Enforcement

Summary: This article provides information regarding the

enforcement of code violations, remedies and penalties.

56


Article 10: Definitions

Summary: Definitions include Definitions of Terms and

Definitions of Land Uses.

57


Appendix A: Development Review and Permitting

Summary: Appendix A sets forth the responsibilities of the

various review bodies in reviewing and making decisions on

applications.

58

Results of the Charrette Process

59


Charrette Process Summary

60

Port Royal and Shell Point: 24-28 October 2011

South County: 15-18 November 2011

St. Helena Island: 5-6 December 2011

Lady’s Island: 7-9 December 2011


Proposed Place Types


Proposed Street & Block Framework


Proposed Regulating Plan


Port Royal Gateway


Mossy Oaks Neighborhood Center


Shell Point Neighborhood Center


Proposed Place Types


Proposed Street and Block Framework


T4HCT4HC

T3HN

T3HN

T3HN

T4NC

T4HC

T4HC

T4HC

T3N

T3N

T4NC

69



Pal

met

to A

venue

70

T3-Edge Concept (Alljoy)


T3-Hamlet Neighborhood Concept (Alljoy)


May

Rive

r Roa

d

170

72

New Pritchardville Neighborhood Center


May River Road

73

Proposed Rural Crossroads (Old Pritchardville)


T4-Hamlet Center Character (Myrtle Park)


T4-Neighborhood Center Character (Myrtle Park)


Proposed Place Types (Corners)


Phasing Strategy: Connectivity








Improved MLK Park

Potential Community Market

Sea Island Parkway

MLK

Driv

e

Potential Pedestrian Connection

81

Corners


Proposed Place Types (Land’s End)


Proposed Street & Block Framework




Baypo

int Road

Fort Fremont

Potential Linear Park& Infill Housing

Land’s End Road

Fort Fremont


Land’s End Road/Seaside Road Intersection Proposed


Proposed Place Types (Lady’s Island)




Sea Island Parkway/U

S 21

Profe

ssio

nal V

illag

e C

ircl

e

89

T4-Neighborhood Center Concept (Lady’s Island)

Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort © 2012 Opticos Design, Inc. |Sea Island Parkw

ay/US 21

Lady’s Island Drive

Sam

’s Po

int R

oad

Publix

90

T4-Neighborhood Center Concept (Lady’s Island)


Sam’s Point Road at Newpoint: Proposed

Questions & Discussion

92

Stefan Pellegrini

[email protected]

Thank You

93

mailto:[email protected]