Hanahan City Zoning Code

4.1.1.   Conventional zones.

(A)

Conservation/Preservation (CP). This zone intends to preserve and protect land, marsh, and waters of Hanahan that (1) serve as wildlife refuges, (2) possess great natural or historical significance, (3) serve recreational purposes, and (4) provide needed green space for the health and general welfare of the city's inhabitants. The zone further intends to prevent encroachment of land uses that would adversely impact areas of these four (4) types.

(B)

Single-Family Residential—Low-density (RSL). This zone intends to foster, preserve, and protect existing low-density neighborhoods in which the principal uses of land are detached, single-family dwellings and related accessory and support facilities, so as to protect established communities from overdevelopment. The zone should be mapped to encompass those areas of Hanahan that constitute suburban, bedroom communities within the city.

(C)

Single-Family Residential (RS). This zone intends to foster, preserve, and promote neighborhoods in which the principal uses of land are detached, single-family dwellings and related accessory and support facilities. The zone also provides opportunities for diverse housing choices in planned developments, which shall be held to high standards necessary for compatibility with the surrounding community. The zone should be mapped to encompass those areas of Hanahan that constitute suburban, bedroom communities within the city as well as existing traditional neighborhoods.

(D)

Single-Family Residential—Moderate-density (RSM). This zone intends to foster, preserve, and promote neighborhoods in which the principal uses of land are detached, single-family dwellings and related accessory and support facilities. The zone also provides opportunities for diverse housing choices in planned developments, which shall be held to high standards necessary for compatibility with the surrounding community. This zone should be mapped on a limited basis and is best suited as a transitional area between RS or RSL zoning districts and higher intensity zoning districts, such as CG (General Commercial).

(E)

Multi-Family Residential (RM). This zone intends to accommodate existing medium- to high-density residential development and a variety of housing types on small lots or in planned developments.

(F)

Residential Mobile Home (RT). This zone intends to accommodate manufactured housing development in concert with site-built single-family homes and duplexes in planned developments and cooperative communities.

(G)

Residential/Office (RO). This zone intends to accommodate office, institutional, and residential uses in areas along collector or arterial roads that will not sustain more intense uses or to transition between more intense zoning districts and residential areas.

(H)

General Commercial (CG). This zone intends to foster and advance opportunities for economic development, employment, and sales of goods and services in Hanahan in locations with good access to infrastructure on arterial roads or commercial parks where impacts to lower-intensity uses can be successfully mitigated.

(I)

Industrial (ID). This zone intends to accommodate wholesaling, distribution, storage, processing, and manufacturing in locations with good access to infrastructure on arterial roads or industrial parks where impacts to lower-intensity uses are unlikely.

4.1.2.   Redevelopment zones.

(A)

Town Residential (TR). This zone intends to provide housing in attached and detached units in a highly interconnected, pedestrian-scale environment near shops, schools, recreation, emergency services, and other public and private services typically provided in a full service community. This district is to provide opportunities for development and redevelopment that contributes to neighborhood and town atmospheres without unduly burdening public infrastructure. To further this intent, very light commerce may also occur in or adjacent to housing units to provide additional services to residents and guests of the Town Residential District.

(B)

Town Center (TC). This zone intends to promote and protect the economic growth and vitality of the Yeamans Hall Road commercial corridor by encouraging the convenient and coordinated land use and development between the Hanahan Municipal Complex and Remount Road, a major gateway to the city. It is the intent that regulations for land use and development within this district will:

(1)

Enhance the viability of local businesses by coordinating land uses and site planning in a harmonious, interconnected environment that reduces the need for vehicular transportation to and between establishments;

(2)

Provide opportunities for medium-density residential development that houses a market for commercial uses in the traditional center of Hanahan and carefully balances the impacts of commerce with the needs of residents—especially those in existing houses—in the district by mitigating negative externalities on site;

(3)

Create a sense of place in Hanahan cultivated by high-quality outdoor public spaces by using buildings to form an appealing, safe environment that functions for pedestrians, cyclists and motorists; and

(4)

Build over time a mixed-use built environment that uses land efficiently and generates significant positive revenue for the City of Hanahan.

4.1.3.   Overlay and Floating Zones.

(A)

Planned developments.

(1)

Type "A" PD—Conservation Development. The purpose of this tool is to encourage creative and flexible site design that is sensitive to the land's natural features and adapts to the natural topography; protect environmentally sensitive areas of a development site and preserve on a permanent basis green space, natural features, and prime agricultural lands; decrease or minimize non-point-source pollution impacts by reducing the amount of impervious surfaces in site development; promote cost savings in infrastructure installation by reducing the size, length and impact on infrastructure; provide opportunities for social interaction in park space and pedestrian-friendly areas; and promote higher aesthetic standards in land development similar in use and intensity to the standards of the existing zoning district. The planning commission shall have the authority to modify zoning and land development standards as specified in Section 4.6 to further the intent.

(2)

Type "B" PD—Planned Development District. The purpose of the Planned Development District tool in the City of Hanahan is to encourage variety and flexibility in the use and development of land in order to promote its most appropriate use; to improve design, character and quality of new development; to facilitate the provision of streets and utilities; to preserve natural and scenic features in open space; to allow the developer to meet changes in technology and demand; to provide a maximum choice in types of housing, shopping, and community environment; and to promote higher aesthetic standards for land development in the City of Hanahan. The developer shall own the responsibility to propose alternate zoning and land development standards that further these objectives and, furthermore, to illustrate the envisioned land development that necessitates alternate standards as an official master plan for review by the planning commission and approval of the city council. The proposed text and master plan shall identify all community facilities necessitated by the development to meet the intent of the Hanahan Zoning and Land Development ordinances, including but not limited to roads and parking, parks and open space, natural and cultural resources, and education and public safety facility sites.

(B)

Naval Weapons Station compatibility. This zone intends to ensure that the development of land adjacent to the U.S. Naval Weapons Station (NWS) coexists with its military neighbor, an important employer in the Hanahan area as well as a vital component of national defense. The base commander shall be notified and have the opportunity to comment on rezoning and major land development in this federal military installation overlay zone in accordance with Title 6, Chapter 29, Article 13 of South Carolina Code.

(C)

Design control. The planning commission may recommend and the city council may approve overlay districts within the City of Hanahan in which the developer must propose buildings and land developments to the design control committee for review and approval. A design control overlay district does not modify the zoning standards of the underlying zoning district; rather, it requires the proposal to meet objectives specified by the text of that specific overlay district through qualitative review of the functionality and aesthetic quality of the building or land development design. At a minimum, the proposal shall be reviewed with the considerations specified in Section 3.9 of this ordinance.

4.4.1.   In general.

(A)

Accessory uses. Uses customary and incidental to the function of the primary use—that for which a zoning permit is sought or in hand—are allowed by right, except as otherwise provided herein.

(B)

Accessory structures. One (1) or more structures accommodating accessory uses shall be no larger in total floor area than half that of the primary structure (the structure occupied by the primary use), shall occupy no more than one-third (⅓) of the total lot area, and shall not exceed the height of the principal structure on the parcel by more than fifty (50) percent. Structures in excess of these limitations shall be considered primary structures occupied by primary land uses.

(C)

Accessory vehicle parking. All vehicle parking provided for use by patrons, occupants, or other users of structures on the same parcel of land shall be considered incidental. Parking for a structure located on another parcel shall be considered an accessory use to the structure only when a legal agreement or easement exists that specifies the parking area is for the exclusive use of the structure to which the parking is accessory. Vehicle parking as a primary land use is a personal service (Land Use Code 2600) and is allowed according to the land use table.

(Ord. No. 5-2010, § 1, 7-13-2010)

4.4.2.   Accessories for single-family detached residences.

(A)

Accessory structures shall be no larger than fifty (50) percent of the house in gross floor area. Any non-residential use of the structure shall comply with Section 9.4.

(B)

Pools and tennis courts and their appurtenant or integral structures—including but not limited to walls, equipment rooms, cabanas, decks, and skirts—shall not encroach required yards, except as provided herein. Pools and tennis courts shall be fenced or otherwise protected from human intrusion; such fencing or other screening need not meet setback requirements provided it is not integral to the pool, tennis court, or appurtenant structure.

(Ord. No. 5-2010, § 1, 7-13-2010)

4.4.3.   Accessory dwelling unit.

(A)

A dwelling unit accessory to a single-family detached home shall be a permanent structure no larger than six hundred (600) square feet in heated floor area.

(B)

A dwelling unit accessory to a non-residential use shall be located above the primary use and shall be no larger in heated floor area than the primary use or twenty-five hundred (2,500) square feet, whichever is less.

4.5.1.   Administration of standards.

This section specifies building and lot standards applicable to each zone in the City of Hanahan. All standards found herein are specific to the zone and shall be applied in addition to or, rarely, in place of standards that apply to all property in the city. Each zone includes basic standards, which shall be interpreted and enforced as follows.

(A)

Minimum lot area: Lots proposed in a zoning district shall meet or exceed the minimum land area required. Non-residential lots may be required to be larger than residential lots in a zoning district. A non-residential land use shall not be proposed on an existing lot smaller in area than that required for a non-residential use. Naturally occurring surface water, wetlands, and land within rights-of-way and ingress/egress easements shall not count toward area required to meet minimum lot size.

(B)

Minimum lot width: Lots proposed in a zoning district shall meet or exceed the minimum width required from the front boundary of the lot to the rear of the primary structure. The planning commission may allow a reduction in minimum lot width by one-third (⅓) at the road frontage on the outside of a curved right-of-way boundary, provided the side lot lines are oriented radial to the right-of-way boundary.

(C)

Minimum setbacks: All structures on a lot shall be sited a distance equal to or greater than the minimum required setbacks from property boundaries for the district, except for the following which may protrude a maximum of twenty-four (24) inches into required setback: an unenclosed, unscreened front porch, portico, or gallery; patios, decks, and balconies; roof eaves, overhangs, and gutters; and stoops and stairs. Other structures not attached to the primary structure, including but not limited to garages, sheds, and other accessory structures shall be located a minimum of five (5) feet from a side or rear property line; provided however that this provision shall neither exempt the builder from meeting the fire code administrated by the City of Hanahan nor allow encroachment of easements on the property. All pools shall be setback a minimum of ten (10) feet, with decking no closer than five (5) feet, from side and rear property lines.

(D)

Maximum impervious surface ratio: The high ground of the site or land development shall not be covered by structure, paving, and other surfaces impervious to water at a greater proportion than the maximum specified for the zone. Wetlands within a surveyed critical line shall not count toward the pervious proportion of the parcel.

(E)

Maximum floor/area ratio: The gross floor area of structure shall not exceed the maximum proportion of high ground area specified for the zone in which the site or land development is located. For example, a lot measuring twenty thousand (20,000) square feet in area occupied by structure five thousand (5,000) square feet in gross floor area has a floor/area ratio of twenty-five (25) percent. Wetlands within a surveyed critical line shall not count toward land area for this calculation.

(F)

Maximum height: The maximum height of structure on the lot shall be measured from mean finished grade to the highest point of structure, with the following exceptions.

(1)

So as not to penalize a builder proposing a pitched roof, the maximum height shall be measured to the mean height of the roof (mid-span between the roof ridge and eaves).

(2)

Roof vents, chimneys, cupolas, steeples, belfries, spires, antenna, smokestacks, HVAC equipment, satellite dishes, flagpoles, elevator and stairwell penthouses, an railings required by building code shall be exempt from maximum height limitations.

(3)

Telecommunications towers shall meet the requirements of Section 5.14.

(G)

Maximum residential density: The number of dwelling units on a site or land development shall not exceed the maximum per acre of high ground. Wetlands within a surveyed critical line shall not count toward land area for this calculation, except where a permit has been obtained to fill the wetlands.

(Ord. No. 5-2010, § 1, 7-13-2010; Ord. No. 5-2011, § 1, 6-14-2011)

4.5.2.   Conservation/preservation.

(A)

Basic zoning standards.

(B)

Each land use shall include parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

4.5.3.   Single-Family Residential—Low-density (RSL).

(A)

Basic zoning standards.

(B)

Residential site yards shall occupy at least twenty-five (25) percent of the width of the lot in sum. No side setback shall be less than five (5) feet.

(C)

Each land use shall include parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

4.5.4.   Single-Family Residential (RS).

(A)

Basic zoning standards.

(B)

Residential site yards shall occupy at least twenty-five (25) percent of the width of the lot in sum. No side setback shall be less than five (5) feet.

(C)

Each land use shall include parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

4.5.5.   Single-Family Residential—Moderate-density (RSM).

(A)

Basic zoning standards.

(B)

Each land use shall include parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

4.5.6.   Multi-Family Residential (RM).

(A)

Basic zoning standards.

(B)

On-site parking shall not be located between the transportation right-of-way and the primary structure. No portion of a private garage or carport, where proposed, shall be placed forward of the façade of the primary structure with reference to the road (alleys not included).

(C)

Each land use shall include parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

(D)

A fifteen (15) foot landscaped buffer will be required if development abuts single-family housing such as the RS, RSL and RSM districts. If parcel is irregularly-shaped or relatively small, zoning administrator may adjust buffer width.

(E)

A ten (10) foot landscaped buffer will be required if development abuts a utility facility or Industrial use.

(F)

Any development with one hundred (100) units or more will be required to provide a traffic study. Refer to Section 3.3(B) of the Land Development Ordinance to see what is required for the "Study Scope."

(Ord. No. 1-2020, § 1, 1-7-2020)

4.5.6.1   Multi-Family Residential-Neighborhood (RM-N).

(A)

Basic zoning standards.

(B)

On-site parking shall not be located between the transportation right-of-way and the primary structure. No portion of a private garage or carport, where proposed, shall be placed forward of the façade of the primary structure with reference to the road (alleys not included).

(C)

Each land use shall include parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

(D)

A fifteen (15) foot landscaped buffer will be required if development abuts single-family housing such as the RS, RSL and RSM districts. If parcel is irregularly shaped or relatively small, zoning administrator may adjust buffer width.

(E)

A ten (10) foot landscaped buffer will be required if development abuts a utility facility or Industrial use.

(F)

Any development with one hundred (100) units or more will be required to provide a traffic study. Refer to Section 3.3(B) of the Land Development Ordinance to see what is required for the "Study Scope."

(Ord. No. 1-2020, § 1, 1-7-2020)

4.5.7.   Residential—Manufactured Housing (RT).

(A)

Basic zoning standards.

(B)

Each land use shall include parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

4.5.8.   Residential/Office (RO).

(A)

Basic zoning standards.

(B)

Each land use shall include parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

4.5.9.   General Commercial (CG).

(A)

Basic zoning standards.

(B)

Each land use shall include parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

4.5.10.   Industrial (ID).

(A)

Basic Zoning Standards.

(B)

Each land use shall include parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

(Ord. No. 5-2013, § 2, 4-9-2013)

4.5.11.   Town Residential (TR).

(A)

Expanded Basic Zoning Standards. Due to the array of parcel boundary configurations possible within attached residential housing, conventional lot and bulk requirements are not necessarily based on the lot proposed for construction, but to the structure proposed, neighboring structures, neighboring lots, streets, and rights-of-way.

(Ord. No. 3-2023, § 1(Exh. A), 4-18-2023)

(B)

Design standards. The applicant who has not met these design standards, in the opinion of the zoning administrator, may appeal the decision to the design control committee, which shall be charged with upholding the intent of the Town Residential Zone.

(1)

All parcels, except those on which educational and religious institutions are located, shall be limited to four thousand (4,000) heated square feet and one thousand (1,000) unheated square feet.

(2)

All non-residential uses, except accommodations functions, park space, and uses in live/work units and home occupations, shall occur on corner lots. The primary public entrance to the use shall occur within forty (40) feet of the parcel corner at the road intersection.

(3)

Live/work units on interior lots shall accommodate one (1) of the following land uses: Finance and insurance; real estate, and rental and leasing; arts, entertainment, and recreation; and social assistance, welfare, and charitable services.

(4)

The façade and primary entrance as well as the more public spaces of a structure, such as retail shopping area or studio, shall be oriented to the transportation right-of-way and not an alley or interior parking area. The façade and primary entrance shall be directly accessible to pedestrian circulation and shall orient as nearly as possible to perpendicular to the transportation right-of-way.

(5)

On-site parking shall not be located between the transportation right-of-way and the primary structure. No portion of a private garage or carport, where proposed, shall be placed forward of the façade of the primary structure with reference to the road (alleys not included).

(6)

Each land use shall include parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

(C)

Town Residential District Land Development Standards. The applicant who has not met these design standards, in the opinion of the city planner, may appeal the decision to the planning commission, which shall be charged with upholding the intent of the town residential zone and the land development standards of the City of Hanahan.

(1)

Because townhouses are often located on parcels that align closely with their building footprints, the maximum impervious surface ratio for townhouse and patio home land developments shall be seventy-five (75) percent, measured per block, bound by back of curb.

(2)

Primary vehicular access shall not be provided via single-terminus roads or loop roads, except where approved by the planning commission to further natural resource protection. Two (2) or more routes of access within the development shall exist to each unit inasmuch as practical, as determined by the planning commission.

(3)

Each land use shall provide motor vehicle parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

(4)

Bicycle parking, in the form of a rack or similar fixed structure, shall be provided at a ratio of one (1) place per twenty (20) required vehicle stalls. Land uses with fewer than twenty (20) vehicle stalls shall not be required to provide bicycle parking.

(5)

Active park space for community recreation land shall be dedicated, one-quarter (¼) acre per ten (10) units in a major land development plan; such space may include amenity structures, athletic facilities, and formal parks and shall be adjacent to vehicular transportation routes; such space may be allocated throughout the development, including pocket parks and plazas, provided they are defined by structures (gazebo, garden wall, etc.), landscaping (hedges, pavers, etc.), park furniture (bench, fountain, public art, playground equipment, etc.), and circulation infrastructure; stormwater management features are encouraged to be incorporated into active park space; otherwise, the features count toward open space only.

(Ord. No. 3-2023, § 1(Exh. A), 4-18-2023)

4.5.12.   Town Center (TC).

(A)

Lot requirements.

(1)

Area. Nine hundred (900) square feet, minimum.

(2)

Width. Eighteen (18) feet, minimum, for the depth of the lot.

(3)

Depth/width ratio. The width of the parcel shall be at least one-fifth (⅕) the depth throughout the parcel.

(B)

Building requirements.

(1)

Front setbacks. The average front setback of the primary building shall not be greater than the height of the primary building.

(2)

Side setbacks. No side yard shall be required for buildings shorter than three (3) stories and thirty-five (35) feet.

(3)

Rear setbacks. Twenty-five (25) feet, minimum, unless a rear access alley is provided, in which case the minimum depth of the rear yard shall be regulated by vehicular access, as follows:

(a)

The rear yard shall be five (5) feet if parking is located in the alley right-of-way or easement.

(b)

In the event of perpendicular parking stalls on private property, the rear yard shall be thirty (30) feet, minimum, including parking stalls.

(c)

In the event of angled parking on private property, the rear yard shall be twenty-five (25) feet, minimum, including parking stalls.

(C)

Building height limitations.

(1)

All buildings shall be a maximum of four (4) stories in height. The maximum building height shall be forty-five (45) feet. The maximum height of all artificial improvements shall be sixty (60) feet.

(2)

Building step back. All structure equal to or taller than three (3) stories and thirty-five (35) feet shall be set back at least fifteen (15) feet, on average, from all lot lines.

(D)

Design standards.

(1)

Façade. The façade is the exterior wall of the building that incorporates primary and public entrances, behind which is the most publicly accessible space in the building. In the TC District, the façade shall always be the front of the building and shall face the property boundary along the road right-of-way. In the event that the property abuts two (2) road rights-of-way, the façade shall face the road with the higher classification ("A" through "D").

(a)

At least one (1) public entrance shall be provided in the building façade accessible directly from the public right-of-way by means of a walkway vertically separated from adjacent parking surfaces.

(b)

The ratio of solids to voids in the façade shall not exceed three (3) to one (1) (seventy-five (75) percent) in area. For multi-story buildings, this standard shall apply on each story. Windows and doors, including their mullions, muntins, sashes, and glazing, shall be considered void for the purpose of this standard, except that faux windows and glass that is at least ninety (90) percent reflective shall be considered solid.

(c)

The building façade shall be stone, brick, wood, cementitious building materials, or stucco, or any combination thereof. Exposed or painted walls of concrete masonry units and metal shall be prohibited.

(d)

Porches, porticos, piazzas, and the like, together with the wall behind, compose layered façades. The exterior wall within a layered façade, such as that behind a colonnade, shall meet the 3:1 solid-to-void ratio (seventy-five (75) percent). In other words, the archways between the columns of a portico, the posts of a porch, or the piers of a piazza shall not be considered façade voids.

(2)

Corner lots. In the TC District, the front yard shall be that between the primary structure and the road with the higher classification ("A" through "D"). The side yard adjoining the secondary road shall meet the following criteria:

(a)

The wall shall have a solid-to-void ratio no greater than 4 to 1 on the exterior wall of the first storey. The same constraints defining façade solids and voids shall apply.

(b)

The exterior wall of the first storey shall be stone, brick, wood, cementitious building materials, or stucco, or any combination thereof. Painted or exposed walls of concrete masonry units or metal shall be prohibited.

(3)

Color scheme. At least ninety (90) percent of exterior colors, measured in surface area, of artificial elements shall be selected from the following palette. Black, gray, white, and exposed concrete shall not count toward or against calculating compliance with the color scheme requirement. The rear elevation of the building shall be exempt.

(a)

The natural colors of brick, stone, and finished wood;

(b)

All shades and tints of brown (e.g., sand, tan, beige, cream, umber, sienna); and

(c)

Shades of all colors at least one (1) part black to three (3) parts color.

(4)

Requirements for certain building elements.

(a)

Drive-through windows shall face an interior lot line.

(b)

Canopies for automobile service areas, including drive-through services, shall not be located between the primary building and a Type "A" or Type "B" road right-of-way, as described in subsection 4.5.12(E), below.

(c)

All automobiles, trucks, and trailers parked or stored outdoors overnight shall be encircled by a six (6) foot (min.) privacy fence and buffered from adjacent property by a landscaped buffer per Section 6.

(d)

Where provided, on-site commercial truck parking and loading facilities shall be located to the side or rear of the primary building such that the loading door is in the back half of the building and faces an interior lot line or alley.

(e)

Commercial overhead doors shall not face a Type "A" or Type "B" road right-of-way.

(f)

All mechanical equipment shall be installed behind or atop buildings they serve.

(g)

All fences and exterior walls within thirty (30) feet of the public right-of-way shall be constructed so that iron, brick, and/or stucco are the only materials visible from the road right-of-way. Chain-link fencing shall be prohibited.

(5)

Landscaping.

(a)

A front yard, where provided, shall not be covered with asphalt except to provide for on-street parking. The front yard shall include one (1) tree and four (4) shrubs per two hundred (200) square feet. The front yard may be landscaped or treated as a patio or plaza, or any combination thereof. Required vegetation may be planted or potted. Patio and plaza materials shall not consist of asphalt.

(b)

A side yard abutting a public-right-of-way, where provided, shall be landscaped with permeable surfaces with appropriate groundcover, one (1) tree, and four (4) shrubs per one hundred (100) square feet, except for areas constructed and designated for pedestrian access or outdoor sales and dining.

(c)

The planning commission and the design control committee, for projects under the purview of each, may require low-impact development (LID) or green building practices to slow the rate of outflow and filtrate stormwater before it enters road rights-of-way.

(6)

Signage standards.

(a)

Portable signs shall be prohibited, except for sandwich boards with faces no larger than two (2) feet by three (3) feet.

(b)

Freestanding pole-mounted signs and billboards shall be prohibited. All permanent signage shall be attached to buildings, except as allowed by the design control committee. The design control committee may allow monument signs in the TC District in accordance with Section 8.3.3.

(c)

All signage except wall signs and monument signs shall be less than twenty (20) square feet in display area.

(7)

Site lighting. The following standards apply to all illumination of exterior circulation, parking, and service areas, including those covered by an awning or canopy.

(a)

Site lighting sources shall not be more than twenty (20) feet above finished grade, except for security lighting of rear and side yards and illumination of flags required by law.

(b)

Rear-yard security lighting higher than twenty (20) feet above finished grade shall be buffered along parcel boundaries per Section 6.

(c)

Light sources illuminating automobile service areas under awnings and canopies shall be fully recessed so that motorists on the adjoining road right-of-way are shielded from glare.

(8)

Parking and access standards.

(a)

Each land use shall provide motor vehicle parking in accordance with Section 5.9 of the Hanahan Land Development Ordinance.

(b)

Bicycle parking, in the form of a rack or similar fixed structure, shall be provided at a ratio of one (1) place per twenty (20) required vehicle stalls.

(c)

On-site pedestrian circulation shall be clearly differentiated from vehicular circulation and parking areas by material and vertical separation. Asphalt may be used as a material for vehicular parking and circulation only and shall not be used for pedestrian circulation.

(d)

No vehicular circulation or parking shall be permitted between the façade and the road right-of-way, except that designed as angled or parallel on-street parking.

(i)

In the case of site redevelopment utilizing existing structure, the design control committee shall be authorized to modify this standard, provided the developer proposes a suitable alternative, consisting of a garden wall with foundation plantings, at minimum, to screen vehicular parking from the road right-of-way.

(ii)

On-street parking may span between the right-of-way and the front yard so as to avoid right-of-way expansion. Drainage shall be provided between parking stalls and travel lanes to prevent ponding. The planning commission shall be authorized to approve modifications to this standard, provided the developer proposes suitable alternate measures to manage stormwater.

(e)

Vehicular access to off-street parking shall be limited to one (1) two-way or two (2) one-way driveways accessing Type "A" and "B" roads. Additional access may be provided from Type "C" and "D" roads. One-way driveways shall be twelve (12) to sixteen (16) feet wide. Two-way driveways shall be twenty-two (22) to twenty-eight (28) feet wide. Edge-of-pavement or curb radii shall be ten (10) to twenty (20) feet so as to allow slow, safe traffic movements while protecting pedestrians.

(f)

Any outdoor storage or overnight parking of commercial vehicles shall be screened from adjoining properties by a landscaped buffer per Section 6.5.

(E)

Road types. Roads in Town Center zoning districts shall be classified by level and mode of public activity. The purpose is to control the type and frequency of access to the road by motor vehicles and to prioritize the road to be addressed by building façades. Those roads with higher levels of pedestrian activity (existing and planned) must offer greater protection and higher levels of service to pedestrians through restricted access and multi-modal design. Other roads are thus more appropriate for service vehicle access. Roads shall be mapped by type on the official zoning map. New roads proposed in a major land development shall indicate road types in each stage of land development review. Roads shall be classified as follows:

(1)

Type "A" is the most public road, with heavy traffic, both residential and commercial. It is a central artery of the district and serves as a gathering place within the district. Commercial and institutional uses are most appropriate along this road type. Pedestrian access, mobility, and safety shall be prioritized over vehicular mobility.

(2)

Type "B" roads are moderately trafficked, primarily by residents and prospective patrons of the district. Office and residential uses are most appropriate along this road type. Pedestrian access, mobility, and safety shall be prioritized over vehicular mobility.

(3)

Type "C" roads prioritize vehicular access for commercial uses. This road type typically functions in tandem with a Type "A" road to separate needed truck access from the pedestrian environment of the district's gathering place.

(4)

Type "D" roads are alleys, intended for immediate access to and parking "for all uses. Parcels with alley frontage typically have frontage on a Type "A" or Type "B" road as well.

(F)

Town Center—A Design District. The Hanahan Design Control Committee, as provided in Chapter 3 of this ordinance, shall have the authority to issue certificates of appropriateness to projects that successfully meet design criteria. In the Town Center zoning districts, many projects are eligible for administrative review and shall conform to a set of quantitative design standards specified. Design review will apply to projects of or greater than a certain size, scale, or use that necessitates higher scrutiny through qualitative consideration, according to the following table:

(G)

Design control committee objectives for the Town Center Zone.

(1)

Objectives of principle. In addition to those objectives set forth in provisions establishing the design control committee, the committee shall promote the following in Town Center districts:

(a)

A safe, interconnected transportation system in which motorists, cyclists, and pedestrians can freely and leisurely travel to, from, and within a TC district;

(b)

Adequate and safe access for commercial vehicles, which may be accomplished via rear alleys to improve the public realm of Yeamans Hall Road in accordance with objective (a), above;

(c)

An integrated built environment where aesthetics, circulation, and private property frame a cohesive public space, which consists of but is not dominated by Yeamans Hall Road;

(d)

A comprehensive outdoor environment that is complimented, not dominated or diluted by signage, illumination, landscaping, and stormwater management features;

(e)

A unified whole whereby the aesthetics of a TC district combine to create a sense of place, as opposed to a disorderly assortment of individual establishments, through coordinated building and landscaping materials; smooth transitions in building scale; and visually expressed arrival points;

(f)

A quality mixed use environment where land uses are arranged in complimentary fashion so as to reduce conflicts caused by the negative externalities light, noise, odor, and vibration; and

(g)

A district of Hanahan that not only meets the letter of zoning code but the intent as well.

(2)

Objectives of practice. In addition to those objectives set forth in provisions establishing the design control committee, the committee shall promote the following in a Town Center district.

(a)

Pedestrian facilities shall be connected across property boundaries and are not interrupted or rendered uncomfortable or unsafe by design or automobile traffic.

(b)

Automobile parking shall not dominate the landscape and contribute to visual blight in the district. Parking should appear as well as function as ancillary to the primary use of land on a given parcel.

(c)

A Town Center district shall be a place people are traveling to rather than through. Streets, driveways, and parking stalls shall be designed around buildings, walkways, and people.

(d)

Buildings, landscaping, signage, and other improvements shall be in scale with their surroundings and at a scale intended for the pedestrian, not the automobile. Those buildings, which by monolithic or monotonous size or appearance, dominate nearby properties in scale shall be fit into the district with buffers and setbacks that soften the disparity with adjacent conditions.

(e)

Those land uses generating negative externalities shall be buffered and/or enclosed inasmuch as possible to reduce conflicts with neighboring properties. The use and enjoyment of residential and retail property shall be safeguarded against truck traffic, light, noise, and vibration.

(Ord. No. 3-2009, § 1, 5-12-2009; Ord. No. 11-2011, § 1, 12-13-2011)

4.6.1.   General Provisions.

(A)

The minimum land area on which a Conservation Development may be proposed shall be two (2) acres, exclusive of wetlands and existing rights-of-way.

(B)

The land proposed for development shall adjoin and have full access to all public infrastructure and services available in the City of Hanahan - roads, water and sewer service, stormwater drainage, etc. The responsibility of providing the improvements necessary to the development shall be applicant's. The proposal shall, where possible, enhance connectivity of infrastructure and minimize dead-end infrastructure lines (roads, water and sewer lines, etc.) by accessing infrastructure networks available along road frontages and adjoining land developments.

(C)

At least fifteen (15) percent of buildable land shall be dedicated as green space for purposes of natural and cultural resource conservation and/or recreation and social interaction in order to meet the intent of the Type "A" PD—Conservation Development. The planning commission shall be authorized to require a greater percentage of land to be conserved to further the purposes of this planned development tool and the Zoning Ordinance as a whole. The greater percentage of green space shall be commensurate with increased deviation from base zoning standards.

(D)

The land for which a Type "A" Planned Development is proposed shall retain the underlying zoning district(s). All principal and accessory uses allowed in the zoning district(s) shall be allowed in proposed planned developments.

(E)

The maximum impervious surface ratio, floor area ratio, and residential density (units per acre), all of which regulate the intensity of development, shall be applied to the entire Land Development rather than to any individual lot. Other standards specific to the zoning district shall remain in effect for each proposed lot.

(F)

The planning commission shall be authorized to modify or waive the following standards insofar as they further the objectives of conservation of natural and cultural resources and provision of meaningful recreational and social gathering spaces:

(1)

Minimum lot size;

(2)

Minimum lot width;

(3)

Minimum setbacks; and

(4)

Required screening and buffering.

4.6.2.   Procedure for review.

(A)

A Type "A" Planned Development shall be submitted to the planning commission as a major land development per Section 2.3 of the Hanahan Land Development Ordinance. No additional steps or materials are required.

(B)

Modification and waiver of standards shall be considered only for the phase of the development submitted for review.

(C)

Any changes to the Type "A" PD during development shall be made in accordance with Chapter 2 of the Hanahan Land Development Ordinance. Re-subdivision of land after completion of the Conservation Development shall comply with the requirements of the zoning district. No modifications and waivers afforded the original planned development shall apply.

(D)

The developer proposing a conservation subdivision shall make adequate provisions for ownership and maintenance of conserved green space to reasonably ensure that it cannot be re-subdivided in the future. At a minimum, a deed restriction preventing further subdivision of green space shall be noted on the final plat. The planning commission may initiate rezoning of the green space to a conservation/preservation district upon final plat approval.

4.6.3.   Conservation development architectural design provisions.

(A)

The developer proposing a Type "A" Planned Development shall meet design criteria intended to minimize monotony in development, which is potentially more acute in a development with smaller lots.

(1)

The applicant shall be encouraged to submit a narrative regarding the originality and innovation of the development, including architectural guidelines, subdivision master planning, and natural and recreational amenities. The narrative should include plans and façade elevations or renderings of prospective structures in the development. The narrative should also illustrate or discuss variations in cladding colors and materials of prospective structures. The narrative, where submitted shall not be a regulatory instrument, but provided to the planning commission for information only. The preliminary land development plan, as approved by the planning commission, shall dictate.

(2)

The developer shall be encouraged to submit covenants and restrictions proposed for the property owners association that include the design regulations specified herein; although, these shall also be considered for information only. Building design regulations shall be enforced upon application to the City of Hanahan for zoning and/or building permits.

(B)

Front yards provided in a conservation development shall not be uniform.

(1)

Façades of multi-unit structures, such as townhouses, offices, and retail spaces, shall fluctuate by a minimum of two (2) feet forward or backward from unit to unit so as to articulate each unit as individual and independent.

(2)

Front yards of single-family detached residences and duplexes should vary as well. At a minimum, homebuilders should be encouraged to include front porches or porticos to accomplish variation.

(C)

Garage doors facing the right-of-way shall not be forward of the primary entrance (i.e., "front") door of a residential unit in relation to the right-of-way. This standard shall not apply to alleys.

(D)

Single-family residential lots less than forty (40) feet wide shall be provided with access via alley to the rear or by shared driveways meeting Hanahan Land Development Ordinance standards.

(E)

Front and side elevations of all primary buildings shall be at least ten (10) percent void, except where disallowed by fire code, as adopted and enforced by the City of Hanahan. Hinged doors (i.e., not overhead) and windows, including dormer and gable-end windows, shall be employed to meet this requirement.

(F)

Buildings clad with vinyl, wood, or cementitious siding shall include trim, at least three and one-half (3.5) inches wide, around wall openings, beneath eaves, and along wall corners. Brick-clad buildings shall be encouraged to include arches (typically jack arches) over wall openings and quoins at corners for articulation. Buildings with traditional appearances shall be encouraged to include window shutters where appropriate.

(G)

All buildings with pitched roofs shall include eaves that overhang the exterior wall at least ten (10) inches.

(H)

For multi-unit structures with pitched roofs and eaves, ridges and eaves shall not continue uninterrupted from unit to unit.

4.7.1.   General provisions.

(A)

A Planned Development District is a zoning district proposed by the developer in place of existing zoning classifications applied to the land proposed for development. This Type "B" PD differs from a Type "A" PD in that existing zoning standards are replaced rather than modified. The developer may therefore propose alternative land uses and development intensities. Rezoning—legislative action taken by Hanahan City Council—is therefore necessary for final approval of a Type "B" PD, a Planned Development District.

(B)

The applicant proposing a Planned Development District in the City of Hanahan shall achieve all of the standards of this section in good faith and shall demonstrate intent of achieving such standards and document how they will be achieved in writing and through illustration.

(C)

It shall be the responsibility of the applicant to demonstrate why zoning and land development standards of the City of Hanahan otherwise applicable should be modified or replaced by the provisions of the proposed Planned Development District. The applicant shall document exceptions or variations to existing zoning and land development regulations essential to the project in terms of site, design, or dimensional requirements.

(D)

The proposed land uses, development intensities, and associated standards shall be consistent with all policies and goals of the City of Hanahan Comprehensive Land Use Plan.

(E)

The proposal shall efficiently and effectively program the use of land in a manner that preserves natural amenities and environmentally sensitive features to the greatest extent possible.

(F)

The proposal shall not negatively alter the existing prevailing character of an adjacent neighborhood or district by initiating a high concentration of intense uses, a high volume of heavy truck traffic, a scale of the development that dwarfs neighboring properties or disrupts community aesthetics, or degradation and loss of natural resources in and adjacent to the city.

(G)

The proposed development shall not create any externalities—obtrusive, disruptive, intrusive, or excessive light, odor, noise, or vibration—beyond the boundaries of the Planned Development District.

(H)

The proposed Planned Development District with residential and/or retail components shall include pedestrian-friendly circulation, building scale, and aesthetics and for future occupants to allow the opportunity to walk within the City of Hanahan and to preempt the necessity of driving within the built-out Planned Development District.

(I)

The land proposed for development shall adjoin and have full access to all public infrastructure and services available in the City of Hanahan—roads, water and sewer service, stormwater drainage, etc. The responsibility of providing the improvements necessary to serve the development shall be that of the applicant. The proposal shall, where possible, enhance connectivity of infrastructure and minimize dead-end infrastructure lines (roads, water and sewer lines, etc.) by accessing infrastructure networks available along road frontages and adjoining land developments.

4.7.2.   Minimum requirements for Planned Development Districts.

(A)

the following shall be required for consideration of a tract of land for a Type "B" Planned Development.

(1)

Minimum district size: Two (2) acres. A Planned Development District may need to be larger than two (2) acres to meet the next standard, "district location."

(2)

District location. So as to avoid illegal spot zoning, a Planned Development District shall be located in an area that can be justified as a distinct district based on the characteristics of the land, access to infrastructure, and juxtaposition of zoning districts in the vicinity.

(3)

Minimum public infrastructure. The area proposed for a Planned Development District shall have direct access to public infrastructure systems—roads, potable water, sewer, stormwater drainage, etc.—in a location where the infrastructure systems can adequately accommodate increases in demand reasonably expected to be generated by development within the PDD. Alternatively, the developer shall propose to upgrade the infrastructure systems accordingly. Proposed improvements need not be limited to infrastructure segments abutting the property; the broader system shall be upgraded to offset negative impacts to surrounding districts.

(B)

The following minimum requirements shall be met by the approved development upon completion.

(1)

The Planned Development District shall include setbacks and/or buffering from adjoining districts of significantly lower development intensity. Specific dimensions of setbacks and buffering shall be proposed by the applicant and reviewed by the planning commission.

(2)

The Planned Development District shall include provisions to protect natural and cultural resources, provide adequate buffering thereof, and designate adequate park space for recreation and social interaction as appropriate for the land uses and development intensities proposed. Specific dimensions, acreages, and locations shall be proposed by the applicant and reviewed by the planning commission.

(C)

Improvements required by the City of Hanahan shall be limited to capital projects necessary to ensure preservation of pre-existing levels of service in Hanahan. In the event that the proposed planned development can be expected to create a proportional need for upgraded capital facilities, Section 5.18 of the Hanahan Land Development Ordinance: "Adequate, Oversized, and Off-site Improvements" shall prevail.

4.7.3.   Procedures for review and Approval.

(A)

The developer proposing a Type "B" Planned Development is encouraged to prepare a sketch plan per Section 3.1 of the Hanahan Land Development Ordinance.

(B)

The Developer shall submit a district name (e.g., Crossroads Planned Development District), statement of intent, illustration of existing conditions, Master Development Plan, and set of regulatory provisions for the proposed Planned Development District suitable for adoption by ordinance by the City of Hanahan. These materials shall be submitted to the Hanahan Zoning Administrator as components of the completed application for rezoning per Section 2.4 of this ordinance.

(C)

The Planned Development District (PDD) shall be reviewed and approved or disapproved as rezoning for the affected property according to the process set forth in Section 2.4. If the Hanahan City Council approves the PDD and adopts it by ordinance, the Master Development Plan shall be considered part of the Hanahan Official Zoning Map by reference. The statement of intent and regulatory provisions shall be the zoning standards for the district and a subsection of the Hanahan Zoning Ordinance.

(D)

Failure of the applicant to gain approval from the city council as a Planned Development District shall result in the property under consideration remaining in the zoning district existing at the time of application.

4.7.4.   Requirements for illustration of existing conditions.

The applicant shall submit ten (10) copies of an illustration of existing conditions for the proposed development, legibly drawn at a scale that clearly communicates the information required, typically no smaller than one (1) inch equals two hundred (200) feet (one (1″) = two hundred (200 ′)), that includes the following information:

(A)

General information.

(1)

Title block, including the following:

(a)

Proposed name of development;

(b)

Names, signatures, and seals of applicant, owner, surveyor, engineer and other professionals involved in plan preparation;

(c)

North arrow, graphic scale, and written scale; and

(d)

The month, day, and year that the original drawing was completed and the month, day, and year for each revision of the original drawing.

(B)

A vicinity map, for the purpose of locating the property being developed, drawn at a scale of one (1) inch equals two thousand (2,000) feet (one (1″) = two thousand (2,000′)) and showing the relation of the property to surrounding properties, differentiated by tone or pattern, to adjoining property and roads, municipal boundaries, and landmarks existing within two thousand (2,000) feet of any part of the property.

(C)

Existing site information.

(1)

The distance and bearing from one (1) corner of the boundary of the development to the nearest intersection of existing streets or roads.

(2)

Total tract boundaries of the property being developed, showing bearing and distances, and a statement of total acreage of the property.

(3)

Existing parcel identification numbers (tax map numbers).

(4)

Location, ownership, and parcel identification numbers of adjoining properties, including those across rights-of-way.

(5)

Existing zoning classifications and uses of land within the proposed Planned Development District and on adjoining properties, including those across rights-of-way.

(6)

Existing character of the land, such as approximate locations of natural resources including wetlands, floodplains, forests, and any previously known endangered species habitat, which may be illustrated via aerial photography;

(7)

Existing landmarks, especially those related to infrastructure, such as roads, railroads, bridges, culverts, and utility substations in the vicinity of the proposed district; and

(8)

All existing political boundaries, parcel boundaries, rights-of-way, and easements on or adjacent to the proposed Planned Development District.

4.7.5.   Master development plan requirements.

The applicant shall submit ten (10) copies of a master development plan for the proposed development, legibly drawn at a scale that clearly communicates the information required, typically no smaller than one (1) inch equals two hundred (200) feet (one (1″) = two hundred (200′)), that includes the following information:

(A)

General information.

(1)

Title block, including the following:

(a)

Proposed name of development—for which the Planned Development District will be named in the Hanahan Zoning Ordinance and on the official zoning map—which shall not duplicate or too closely approximate, phonetically or otherwise, the name of any development within the jurisdiction;

(b)

Names, signatures, and seals of applicant, owner, surveyor, engineer and other professionals involved in plan preparation;

(c)

North arrow, graphic scale, and written scale;

(d)

Space for the zoning administrator's signature and date thereof, which shall indicate adoption as an extension of the official zoning map; and

(e)

The month, day, and year that the original drawing was completed and the month, day, and year for each revision of the original drawing.

(B)

Existing site information.

(1)

The distance and bearing from one (1) corner of the boundary of the development to the nearest intersection of existing streets or roads.

(2)

Total tract boundaries of the property being developed, showing bearing and distances, and a statement of total acreage of the property.

(3)

Existing parcel identification numbers (tax map numbers).

(4)

Approximate locations of significant natural resources expected to be preserved in the Type "B" Planned Development, such as wetlands, any previously known endangered species habitat, and groups of landmark trees.

(C)

Proposed land development information.

(1)

Proposed land uses throughout the development. Land uses may be individual or grouped to provide increased flexibility in anticipation of the maturation of the Planned Development District. Grouped land uses should be similar in intensity so that externalities generated by potentially incompatible neighbors can be avoided or mitigated.

(2)

Tentative road and bicycle/pedestrian infrastructure network layout, with approximate widths or number of lanes.

(3)

Tentative lot arrangement showing approximate average lot size and the number of lots.

(4)

Sites and tentative footprints of structures other than single-family residences with approximate acreages and rough estimates of expected gross floor area.

(5)

Approximate locations for schools, public safety stations, parks, common areas and other facilities intended for public use, as applicable.

(6)

Green space, natural resource protection areas, buffers, tree protection areas, or other green infrastructure necessary to meet the minimum requirements of this section.

(D)

Supplemental data.

(1)

A traffic study meeting the requirements of Section 3.3 of the Hanahan Land Development Ordinance.

(2)

Written statements from all affected public infrastructure and service providers, including SC Department of Transportation, Berkeley County Engineering, Berkeley County Water and Sanitation Authority, Hanahan Fire Department, and other utility and public safety providers. The statements shall indicate the feasibility of the proposed development with regard to availability of infrastructure and services available to the development. The statements should indicate any existing shortcomings or inadequacies and offer recommendations as to how they might be rectified.

(3)

Any other information required by ordinance or considered pertinent by the applicant, the planning commission, or the city planner to the review of the preliminary land development plan shall be submitted with or on the plan.

4.7.6.   Requirements of statement of intent and regulatory provisions.

(A)

The statement of intent shall indicate to the planning commission the broader objectives of the Planned Development District, such as the character of the district, the role of the proposal in the economic development of the broader area, the contribution of the development to quality of life and access to or protection of natural resources for current and future Hanahan residents, and an approximate timeline for phasing and build-out of the development. The statement of intent shall indicate to the planning commission why existing zoning districts available to the developer in the Hanahan Zoning Ordinance cannot accommodate the proposed development. The statement of intent shall also be an important guide the city planner and planning commission will consider in their review of proposed amendments to the PDD.

(B)

The regulatory provisions shall be zoning language and shall carry the force of law upon adoption. For conditions in the development for which the regulatory provisions of the district are mute, standards set forth in the Hanahan Zoning and Land Development ordinances shall prevail. The regulatory provisions set forth for the Planned Development District should address the following:

(1)

Land uses programmed or reasonably expected for the development;

(2)

Intensity, lot, and building standards;

(3)

Building design standards;

(4)

Landscaping and signage standards;

(5)

Parking and access standards;

(6)

Road and bicycle/pedestrian infrastructure standards;

(7)

Natural resource protection and green space standards;

(8)

Any other zoning and land development standards deemed desirable or necessary by the developer or the planning commission to the success of the Type "B" Planned Development; and

(9)

Provisions for capital improvements to infrastructure and public services necessary to ensure adequate levels of service to the Planned Development District at build-out. Omission of capital improvements necessary to serve the development in the regulatory provisions shall not relieve the developer of the responsibility to provide them in full or in part as a condition of a future preliminary land development plan approval.

4.7.7.   Amendments to Type "B" PDs (Planned Development Districts).

Amendments to Planned Development Districts may be proposed by the original or future developers. Amendments shall be classified as "minor" or "major" at the sole discretion of the zoning administrator, who is charged with interpretation of the Zoning Ordinance, per the criteria stated below.

(A)

A major amendment shall be a zoning amendment per Section 2.4 of this ordinance. The original developer, any future landowner, or the City of Hanahan may initiate an amendment. The following changes to the Planned Development District shall qualify as zoning amendments.

(1)

Any change to the text of the statement of intent or regulatory provisions, except those that clarify the text or correct errors.

(2)

Any change that would result in a ten (10) percent increase in floor area of structures illustrated on the master development plan.

(3)

Any change to the PDD that would result in a ten (10) percent increase in the number of residential units in the development.

(4)

Any change in the PDD that would result in a ten (10) percent increase or decrease in area programmed for one (1) land use or group of similar land uses.

(5)

Any change to the PDD that reduces the number of vehicular access points to the development.

(6)

Any substantial relocation of buildings, parking, roads, or bicycle/pedestrian infrastructure illustrated on the master development plan that would unduly negatively impact circulation, access, and safety of the traveling public.

(7)

Any findings of natural and cultural resources substantially at odds with their illustration on the master development plan.

(8)

Any other change significantly at odds with the PDD's statement of intent.

(B)

The City of Hanahan may initiate an amendment to the PDD that would decrease its number of residential units or non-residential square footage without infringing on vested rights if the city determines and documents that infrastructure has not been upgraded or provided as required or if a significant error in depiction of natural and cultural resources must be corrected to preserve those resources.

(C)

All amendments to the PDD not classified as major amendments shall be minor amendments. The zoning administrator, city planner, or planning commission may approve the minor amendment in conjunction with review and approval of a preliminary land development plan, final plat, or site development plan.