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Septic amendment


To: From: Subject:

Date:

MEMORANDUM

Natural Resources Committee – Beaufort County Council
Robert Merchant, AICP, Deputy Community Development Director

Text amendment to the Lady’s Island Community Preservation District (LICP) and the Lady’s Island Expanded Home Business District (LIEHB) to limit residential density to developments not located on public sewer (Appendix A, Division A.2 and A.3).

October 21, 2019


STAFF REPORT:

A. BACKGROUND: Case No.

Applicant:
Proposed Text Change:

ZTA 2019-01
Community Development Department

Amend Appendix A of the Community Development Code to limit residential density when public sewer is not available in the Lady’s IslandCommunity Preservation District (LICP) and the Lady’s Island Expanded Home Business District (LIEHB).

B. SUMMARY OF REQUEST. Both the Community Preservation District and the Expanded Home Business District on Lady’s Island allow residential development of up to three dwelling units per acre to occur with no requirement to tap into public sewer. This amendment would limit residential density in these districts to one dwelling unit per two acres for development served by on-lot septic systems. The purpose of the proposedamendment is to manage growth on Lady’s Island by encouraging more orderly development patterns. This amendment also promotes environmental health by limiting the proliferation of on-lot septic systems on small lots.

The amendment would do the following in the LICP and LIEHB Districts:

  •   Limit minimum lot size for minor subdivisions (4 lots or fewer) to 1⁄2 acre.
  •   Limit density of major subdivisions (greater than 4 lots) that are served by on-lot septic systems to one
    dwelling unit per 2 acres.
    The minimum lot size for minor subdivisions provides flexibility for owners of small properties without public sewer access. These owners would otherwise not be permitted to subdivide their properties if an outright density restriction of 1 dwelling unit per 2 acres were applied.

C. LADY’S ISLAND PLAN. This proposed amendment is specifically recommended in the Lady’s Island Plan as one component of an overall growth management strategy for the island. The plan raised concern that the amount of growth that could happen under current policies and regulations could exceed the capacity of infrastructure and natural systems on the island. The plan offers the following framework for growth management on Lady’s Island:

  1. Match provision of sewer or septic to development density.
  2. Consider policies and regulations to limit fill dirt.
  3. Consider establishment of a Sea Level Rise Overlay Zone.


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The proposed amendment is consistent with Subsection 6-29-720(B) of the South Carolina Local Government

Comprehensive Planning Enabling Act of 1994, which requires regulations to be uniform for each class or kind of

building, structure, or use throughout each zoning district. The uniformity requirement has exceptions that are


outlined in Subsection 6-29-720(C) that include such zoning and planning techniques as cluster development,

floating zones, performance zoning, planned development districts, overlay zones, conditional uses, and priority

investment zones. This proposed amendment falls under the category of conditional use which specifies conditions

that must be met to develop single-family detached subdivisions.

  1. Modify the growth boundary.
  2. Monitor growth trends to ensure infrastructure concurrency.
  3. Purchase land and conservation easements.
  4. Consider other growth management tools.

The Community Development Department is currently working with other local governments and stakeholders to address other items in the list above.

D. ANALYSIS: Sec. 7.7.30(C). Code Text Amendment Review Standards. The advisability of amending the text of this Development Code is a matter committed to the legislative discretion of the County Council and is not controlled by any one factor. In determining whether to adopt or deny the proposed text amendment, the County Council shall weigh the relevance of and consider whether, and the extent to which, the proposed amendment:

E. F.

G. H.

1.

2.

3. 4.

5.

6. 7.

Is consistent with the goals, objectives, and policies of the Comprehensive Plan:

The proposed amendment is consistent with the goal of the Comprehensive Plan to maintain a distinct regional form of compact urban and suburban development surrounded by rural development for the purpose of reinforcing the valuable sense of unique and high quality places within the region (Land Use Element pg. 4-1). Also, Beaufort County should not target the expansion and location of new regional sewage collection and transmission facilities in rural areas except where a documented public health or environmental safety issue has been identified (Community Facilities Element pg. 11-51). Finally, this amendment implements a key growth management recommendation in the Lady’s Island Plan.

Is not in conflict with any provision of this Development Code or the Code of Ordinances:

The proposed change does not conflict with any other provisions of the Community Development Code or Code of Ordinances.

Is required by changed conditions: Not Applicable

Addresses a demonstrated community need: The Lady’s Island Plan expresses the need for a clearly defined and coordinated pattern of growth that respects the capacity of the island’s infrastructure, public services, and natural resources, including emergency evaluation needs (pg. 31). This amendment would address that need by limiting the density of single family development which will help to establish a more orderly growth pattern.

Is consistent with the purpose and intent of the zones in this Development Code, or would improve compatibility among uses and ensure efficient development within the County: This amendment is consistent with the intent of the LICP and LIEHB districts. It is the intent of the LICP to guide residential development in such a manner as to encourage and plan for the availability of public services and infrastructure, and this amendment would align with that purpose. The same standards should be adopted in the LIEHB, as development in this district must blend into and maintain the residential fabric of the area.

Would result in a logical and orderly development pattern: See response to Item 4 above.

Would not result in adverse impacts on the natural environment, including but not limited to water, air, noise, stormwater management, wildlife, vegetation, wetlands, and the natural functioning of the environment: The proposed amendment would not result in adverse impacts on the natural environment.

RECOMMENDATION: Staff recommends approval.

METRO PLANNING COMMISSION (MPC): This text amendment was reviewed by the Metro Planning Commission at their August 19, 2019 meeting where they unanimously voted to support the staff recommendation.

BEAUFORT COUNTY PLANNING COMMISSION: This text amendment was reviewed by the Beaufort County Planning Commission at their October 7, 2019 meeting where they unanimously voted to support the staff recommendation

ATTACHMENTS:

 Proposed changes to the CDC
 Map of Impacted Zoning Districts

_____________________________________________________________________________________________

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Lady’s Island Community Preservation (LICP)

A.2.50 Conditional and Special Use Standards

This section describes the standards governing conditional and special uses as designated in Table A.2.40.A of this division. These standards are in addition to other standards required elsewhere in the Beaufort County Community Development Code (CDC), but supersede the conditional, special use, and accessory use standards in Article 4 of the CDC.

M. Single-family detached, single-family cluster, and duplexes

1. Major Subdivisions


a. With public sewer. Major subdivisions (see Subsection 6.1.30.B) with public


sewer shall have a maximum gross density of two dwelling units per acre and a


minimum site area of one acre, as per Table A.2.60.A.


b. Without public sewer. Major subdivisions without public sewer shall have a


maximum gross density of one dwelling unit per two acres.


2. Minor Subdivisions (see Subsection 6.1.30.A) without internal streets and served by


public sewer shall have a minimum site area of one-half acre, as per Table A.2.60.A.


3. Single-family clusters (see Table A.3.40.A) and duplexes (see Subsection 5.1.90) are


required to be served by public sewer.


A.2.60 Development Standards

20%

Multifamily (mansion
apartments and apartment 45% houses)

Traditional Community See Article 2, Section Plan 2.3.80

Other Permitted Uses 35%

0.5

2.0 2.2 3.0

4.0

3.5 n/a

0.5

3.0 3.2 3.7

3.8

n/a n/a

OS 0.5

OS P1 OS P5 OS P5

P 15

P See Article 2, Table 2.3.40

OS 10,000 SF

35 Feet 35 Feet

Table A.2.60.A Open Space and Density Standards


Minimum open Residential Type space requirement

(% of site area)

Density (per acre)

Wastewater Treatment

Minimum Site Area (acres)


Max. Gross Max. Net

Single-family without

sewer
Single-family with sewer 20% Single-family Cluster 35% Duplex 35%


Table A.2.60.B Lot and Building Standards


Land Use

Minimum Lot Size

Minimum Lot Width

Minimum Setback

Maximum Building Height


Street Side Yard Rear Yard

Single-family without sew

er

21,780 SF 100 feet 10,890 SF 80 Feet

20 feet 20 Feet

15 Feet 15 Feet

20 Feet 20 Feet

Single-family


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Lady’s Island Expanded Home Business (LIEHB)

A.3.50 Conditional and Special Use Standards

This section describes the standards governing conditional and special uses as designated in Table A.3.40.A of this division. These standards are in addition to other standards required elsewhere in the Beaufort County Community Development Code (CDC), but supersede the conditional, special use, and accessory use standards in Article 4 of the CDC.

G. Single-family detached, single-family cluster, and duplexes

1. Major Subdivisions


a. With public sewer. Major subdivisions (see Subsection 6.1.30.B) with public


sewer shall have a maximum gross density of two dwelling units per acre and


a minimum site area of one acre, as per Table A.3.60.A.

b. Without public sewer. Major subdivisions without public sewer shall have a


maximum gross density of one dwelling unit per two acres.


2. Minor Subdivisions (see Subsection 6.1.30.A) without internal streets and served


by public sewer shall have a minimum site area of one-half acre, as per Table


A.3.60.A.


3. Single-family clusters (see Table A.3.40.A) and duplexes (see Subsection 5.1.90) are


required to be served by public sewer.


A.3.60 Development Standards

Table A.3.60.A Open Space and Density Standards


Minimum open Residential Type space requirement

(% of site area)

Density (per acre)

Wastewater Treatment

Minimum Site Area (acres)


Max. Gross Max. Net

Single-family without

sewer
Single-family with sewer Single-family Cluster Duplex

Multifamily (mansion apartments and apartment houses)

Traditional Community Plan

20%

20% 35% 35%

45%

See Article 2, Section 2.3.80

100 feet

80 Feet 60 Feet

0.5

2.0 2.2 3.0

4.0 3.5

0.5

3.0 3.2 3.7

3.8 n/a

OS 0.5

OS P1 OS P5 OS P5

P 15

P See Article 2, Table 2.3.40

35 Feet

35 Feet 35 Feet


Table A.3.60.B Lot and Building Standards


Land Use

Minimum Lot Size

Minimum Lot Width

Minimum Setback

Maximum Building Height


Street Side Yard Rear Yard

Residential without se

wer

Residential with sewer

Non-Residential

21,780 SF

10,890 SF 10,000 SF

20 feet

20 Feet 30 Feet

15 Feet

15 Feet 10 Feet

20 Feet

20 Feet 20 Feet


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