Land development and subdivision projects within the town shall comply with all applicable regulations of this appendix as well as applicable Richland County engineering and land development regulations and standards and Lexington County engineering and land development regulations and standards. The purpose of this article is to provide additional design standards and required improvements that create functional, attractive, and livable land developments; to minimize environmental impacts; and to support and promote the health and safety of the community. If both town land development and the respective county regulations are applicable to a specific land development activity, both shall apply. Where the conditions imposed by any provision of this article are either more restrictive or less restrictive than any other applicable federal, state, Lexington County, Richland County, or town statute, the more restrictive statute, imposing higher standards or requirements, shall govern.

11-2.1. General site design considerations.

Site design shall take into consideration all existing local and regional plans. To the extent practicable, development shall be located:

(1)

To preserve any natural features on the site;

(2)

To minimize negative impacts and alteration of natural features;

(3)

To avoid areas of environmental sensitivity;

(4)

To avoid adversely affecting ground water and aquifer recharge;

(5)

To reduce cut and fill;

(6)

To avoid unnecessary impervious cover;

(7)

To prevent flooding;

(8)

To provide adequate access to lots and sites;

(9)

To promote healthy activities by providing safe and accessible pedestrian and bicycle access; and

(10)

To mitigate adverse effects of noise, odor, traffic, drainage, and utilities.

11-2.2. Site analysis.

(a)

Development site characteristics. An analysis shall be made of characteristics of the development site, such as:

(1)

Geology and soil;

(2)

Topography;

(3)

Ecology;

(4)

Existing vegetation;

(5)

Structures;

(6)

Road networks;

(7)

Visual features; and

(8)

Past and present use of the site.

A report of the site analysis shall be included with major subdivision plans, group development site plans, and mixed-use development preliminary plans that are submitted to the planning and commission for review.

(b)

Site analysis components and design objectives. The size and scope of the site analysis shall dictate the detail required of the analysis. Some site analysis components applicable to a large residential subdivision may not be applicable to a small commercial (group development) project on a small lot. The following table presents some key components of a site analysis with associated development design objectives:

The layers of information from the above table can be overlaid on a common scale to create a composite inventory map to analyze the suitability of each portion of the site for the proposed development.

(c)

Hydrologic soil groups. Soils are classified by the Natural Resource Conservation Service into four hydrologic soil groups based on the soil's runoff potential. The four hydrologic soils groups are "A", "B", "C" and "D", where group "A" generally has the smallest runoff potential and group "D" the greatest. Details of this classification can be found in Urban Hydrology for Small Watersheds published by the Engineering Division of the Natural Resource Conservation Service, U.S. Department of Agriculture, Technical Release-55. The characteristics of each group are as follows:

(1)

Group "A" is sand, loamy sand, or sandy loam types of soils. It has low runoff potential and high infiltration rates even when thoroughly wetted. They consist chiefly of deep-well to excessively drained sands or gravels and have a high rate of water transmission.

(2)

Group "B" is silt loam or loam. It has a moderate infiltration rate when thoroughly wetted and consists chiefly of moderately-deep to deep, moderately-well to well drained soils with moderately-fine to moderately-coarse textures.

(3)

Group "C" soils are sandy clay loam. They have low infiltration rates when thoroughly wetted and consist chiefly of soils with a layer that impedes downward movement of water and soils with moderately-fine to fine structure.

(4)

Group "D" soils are clay loam, silty clay loam, sandy clay, silty clay, or clay. This hydrologic soil group has the highest runoff potential. They have very low infiltration rates when thoroughly wetted and consist chiefly of clay soils with a high swelling potential, soils with a permanent high-water table, soils with a clay pan or clay layer at or near the surface, and shallow soils over nearly impervious material.

After receiving plan approval from the town planning commission and prior to commencing site work on a land development that has been approved by the respective county for the site construction phase, the applicant shall submit a clearing plan for approval by the planning official. The approved clearing plan shall be submitted to the respective county for review and information.

11-3.1. The clearing plan.

The phased clearing plan shall include the following as applicable to the size and scope of the project.

(1)

Identify the project footprint.

a.

Infrastructure:

1.

Roads and drainage.

2.

Stormwater facilities.

3.

Utilities.

4.

Other infrastructure.

5.

Site improvements:

(i)

Parking lots.

(ii)

Driveways and walkways.

(iii)

Buildings and other structures.

(2)

Identify all protected areas.

a.

Natural open space.

b.

Buffers, yards, and other areas required to be landscaped.

c.

Lake and pond shoreline buffers.

d.

Stream buffers.

e.

Significant tree protection zones.

f.

Identify location of any streets and associated facilities, utility mains and easements, and/or greenways and pedestrian paths approved by the town or county to encroach upon a protected area per the provisions of this appendix.

(3)

Identify all significant trees (20-inch or greater DBH pine trees, eight-inch or greater DBH all other species) located within:

a.

Site improvement areas.

b.

Protected areas.

11-3.2. Site clearing predevelopment phase.

Once the clearing plan has been approved, logging for marketable timber using state (state forestry commission) best management practices (BMPs) as required by this article (below), may be undertaken in the project footprint area. All significant trees located within site improvement and protected areas are to be left uncut. No stump removal, grubbing, clearing, or grading shall be allowed at this time.

11-3.3. Infrastructure construction phase.

Once final approval for construction has been granted, the areas to receive site infrastructure, such as roads and drainage, stormwater facilities, utilities, etc., may be cleared and graded in preparation for construction. All applicable county erosion prevention and sediment controls shall be observed.

11-3.4. Building phase.

After issuance of the building permits or individual lot building permits in the case of a subdivision, the areas to receive the principal building and accessory structures may be cleared and graded for construction. Erosion prevention and sediment control BMPs and tree and root protection during construction, as required by the respective county, shall be followed. Placement and location of parking lots, perimeter buffer areas, common open space areas, walkways and drives, screening, and other areas shall be designed to utilize and preserve as many existing trees and vegetation as possible. Significant trees in tree protection areas shall be preserved per the tree protection provisions of this appendix.

11-3.5. Applicability.

Note the three phases of clearing are applicable for large projects such as residential subdivisions and large group developments. For small projects on small lots with minimal clearing involved and relatively quick construction times, site clearing may be done in one phase. However, all applicable county erosion prevention and sediment control BMPs shall be observed.

11-4.1. Conservation design.

Conservation design is a type of residential and/or commercial development where 60 percent or more of the developable land area is designated as undivided permanent open space, thereby permanently protecting agriculturally, environmentally, or ecologically significant areas within the parcel. The remaining developable land is subdivided into buildable lots or utilized as a group development, typically with more density in the developed portion of the project than would be found in a traditional development within a general zoning district. Conservation design projects can be accomplished through mixed-use development zoning.

11-4.2. Purpose of conservation design.

The use of conservation residential subdivision and group development design seeks to optimize land use in the undeveloped portions of the town while maintaining a balance between the preservation of agriculturally, environmentally, and ecologically significant areas and allowing for reasonable and sustainable growth. New development shall avoid disturbance of areas or elements identified as "significant." In keeping with the town comprehensive plan objective of "protecting [rural, farming, and forest areas] where appropriate to conserve open space, protect water quality and sensitive environmental habitats, and to promote working lands use activities where appropriate," the purpose of conservation design shall be to:

(1)

Preserve the unique rural areas of the town.

(2)

Preserve agriculturally significant lands.

(3)

Permit reasonable development that is in accordance with the principles of open space conservation.

(4)

Accommodate the development of sustainable communities while protecting and preserving areas of agricultural, environmental, and ecological significance.

(5)

Maintain separation of non-compatible land uses.

(6)

Preserve the remaining scenic and natural characteristics of the town.

(7)

Promote an interconnected network of open space that promotes livable, sustainable subdivision development and wildlife habitat and corridors.

(8)

Economize in the installation of infrastructure and the provision of public services.

(9)

Direct development away from wetlands, floodplains, areas of highly erodible topography, and soil types unsuitable for development.

To achieve these objectives, clustering is allowed on the developable portion of the land. Clustering is a subdivision and group development design method that concentrates development in specific areas on the proposed site. The purpose of clustering is to allow increased density on a portion of the parcel, while preserving the rest as permanent open space. The overall density of the entire development property remains comparable to a traditional development within the zoning district. The concept of clustering provides for flexibility in subdivision and group development design that fits the natural characteristics of the land and permits more useable open space, the preservation of prime agricultural land, and land containing one or more sensitive areas.

11-4.3. Significant lands.

Those areas deemed to be of agricultural, environmental, or ecological significance, as defined below, shall, for the purposes of this appendix, be referred to as "significant." The specific characteristics of these areas are defined as follows:

(1)

Agriculturally significant land. Prime farmland soils as defined and delineated by the U.S. Department of Agriculture, and soils classified as "soils of statewide importance" by the state food and agriculture council comprised of the USDA state agency heads of the natural resource conservation service, the farm service agency, and rural development.

(2)

Erodible lands. Areas of incline, whether natural or manmade, lacking sufficient vegetation to prevent instability, erosion, or downstream siltation. The key indicator for erodible lands is a slope of five percent or greater. Areas with a five percent slope or greater are subject to review by the USDA Natural Resources Conservation Service (NRCS). The NRCS will make the final determination regarding the area's erodibility.

(3)

Environmentally significant areas. Any tract of land that contains one or more of the following sensitive areas as defined by the state department of natural resources:

a.

Critical wildlife habitats. Areas containing elements vital to the survival of endangered or threatened species including, but not limited to, food sources and cover.

b.

Scenic natural areas.

(4)

Flood hazard areas. Areas at high-risk of inundation by water as a result of a flood. Known areas of flood hazard are indicated on the flood insurance rate map (FIRM) for the town.

(5)

Scenic natural areas. Any area which contains a unique feature of the rural landscape including, but not limited to, large rock formations, hill crests, scenic rivers, mature tree stands, and/or any other feature deemed to be significant by the state department of natural resources or as demonstrated to the town planning commission and town council in the mixed-use development application.

(6)

Stream corridors. The primary channel of a river or stream and any portions of the floodplain adjoining the channel that is reasonably required to carry and discharge its water.

(7)

Outstanding natural resource waters. Waters of high water quality as designated by the South Carolina Department of Health and Environmental Control (SCDHEC) which are protected from any discharges.

(8)

Wetlands. An area saturated by surface water or ground water such that it supports the growth and existence of vegetation suited to such areas. The key indicator for wetlands is the presence of hydric soils. Hydric soils are soils susceptible to saturation by water, as defined by the USDA natural resources conservation service. Areas containing hydric soils will be subject to review by the USDA natural resources conservation service. The United States Army Corps of Engineers will make the final determination regarding the existence of a wetland.

(9)

Old-growth forests. An area containing contiguous wooded parcels of significant size, containing a rich diversity of native flora species in association typical of pre-European settlement ecosystems; areas with rare, threatened, endangered, or special species; or with ancient individual specimens, when in combination with understory species typical of pre-European settlement ecosystems.

Forestry activity includes, but is not limited to, timber harvest; site preparation; controlled burning; tree planting; applications of fertilizers, herbicides, and pesticides; weed control; animal damage control; fire control; insect and disease control; forest road construction; and any other generally accepted forestry practices.

11-5.1. Permitted forestry activity.

(a)

Generally. Forestry activities are permitted on all forestland parcels within the town limits that meet one or more of the following conditions:

(1)

Taxed based on its present value as forestland under S.C. Code 1976, § 12-43-220(d);

(2)

Managed in accordance with a forest management plan that is prepared or approved by a state registered forester;

(3)

Certified under the Sustainable Forestry Initiative, the Forest Stewardship Council, the American Forest Foundation's Tree Farm System, or any other nationally recognized forest certification system;

(4)

Subject to a legally binding conservation easement under which the owner limits the right to develop or subdivide the land; or

(5)

Managed and harvested in accordance with the best management practices established by the state commission of forestry pursuant to S.C. Code 1976, § 48-36-30.

(b)

Forestry management plan. A forestry management plan means a document or documents prepared or approved by a forester registered in the state that defines a landowner's forest management objectives and describes specific measures to be taken to achieve those objectives. A management plan shall include silvicultural practices, objectives, and measures to achieve them, that relate to a stand or potential stand of trees that may be utilized for timber products, watershed or wildlife protection, recreational uses, or for other purposes.

11-5.2. Time restrictions on issuing permits following forestry activity.

The town may deny a grading, land development, or building permit for the following time periods:

(1)

One year after the completion of a forestry activity if the activity results in the removal of all, or substantially all, the trees that were protected under the town tree protection regulations governing development from the tract of land for which the permit or approval is sought.

(2)

Five years after the completion of a timber harvest if the forestry activity (timber harvest) results in the removal of all, or substantially all, the trees that were protected under the town's regulations governing development from the tract of land for which the permit or approval is sought, and the harvest was a willful violation of town regulations.

In general, Richland County and/or Lexington County, as applicable, street (road) design and construction standards shall apply to new road construction and road improvements within the town. Town street design standards are as follows. Nothing in these regulations shall impede or restrict the respective county's permitting, inspections, and acceptance of roadways into the county maintenance systems. Where the conditions imposed by any provision of this appendix are either more restrictive or less restrictive than any other applicable federal, state, Lexington County, Richland County, or town statute, the more restrictive statute, imposing higher standards or requirements, shall govern.

11-6.1. Culs-de-Sac and dead-end streets.

(a)

Generally. Cul-de-sacs and dead-end streets lengthen distances for travelers, discourage pedestrian travel, and make transit service more difficult to operate and use, while placing an added financial burden in providing emergency, safety, and maintenance services. Cul-de-sacs and dead-end streets result in poor connectivity that often restricts the viability of bicycle and pedestrian transportation.

(b)

Planning commission review and approval required. As of the effective date of the ordinance from which this appendix derived, culs-de-sac and dead-end streets shall require planning commission approval on a case-by-case basis utilizing the following considerations:

(1)

Limited use.

(2)

Site-specific topographic or geophysical conditions.

(3)

Preservation of any natural features on the site.

(4)

Minimizing of negative impacts and alteration of natural features.

(5)

Avoidance of areas of environmental sensitivity.

(6)

Reduction of excessive cut and fill.

(7)

Other site-specific design considerations.

Dead-end streets may be approved as temporary until connection with an intersecting street is constructed. Temporary dead-end streets must have a turn-around at the terminus.

11-6.2. Block lengths.

(a)

Residential.

(1)

Block lengths shall be appropriate to topographic conditions and density to be served but shall not exceed 600 feet in length.

(2)

Blocks should be of sufficient width to allow for two tiers or lots of appropriate depth, except where reverse frontage lots are required along a major street, or where prevented by size, topographical conditions, or other inherent conditions of the property.

(3)

When allowed by the Planning Commission, permanent cul-de-sacs and dead-end streets shall not exceed 400 feet in length as measured from the centerline of the perpendicular street to the center of the cul-de-sac or terminus of the dead-end street.

(b)

Commercial and industrial. Blocks intended for commercial or industrial development may vary from the standards of design detailed above in favor of dimensions more suitable to their prospective use, provided such blocks permit adequate traffic circulation.

11-6.3. Reverse frontage roads.

(a)

Generally. Where major residential subdivisions are proposed to be located adjacent to arterial streets, such subdivisions shall be denied direct access to the arterial street and shall be separated from such streets by double frontage lots accessing onto reverse frontage roads.

(b)

Residential lots on reverse frontage roads. Residential reverse frontage lots shall have a minimum rear yard of 50 feet next to the arterial street, measured from the shortest distance of the proposed back building line to the street right-of-way. They shall also, within such rear yard and immediately adjacent to the right-of-way, have a non-access planting screen easement of at least 20 feet in depth planted to type C buffer requirements of the buffer regulations of this appendix. Alternately, the required buffer area may be held in common open space.

11-7.1. Driveway defined.

A driveway is a paved or unpaved area used for ingress or egress of vehicles, and allowing access from a street to a building, lot, structure, or facility that provides access to no more than two parcels of land. Any driveway providing access to more than two parcels of land shall be classified as a street (road) and subject to all applicable design and construction standards. However, access within multiple parcel group developments is excluded from the two-parcel restriction.

11-7.2. Driveway width.

The width in feet of a driveway approach shall be within the minimum limits as specified below, excluding detached single-family residential properties. Driveway approach widths shall be measured at the road right-of-way line and the width of any driveway shall not increase when crossing the right-of-way except at properly designated curb returns.

(1)

One-way drives shall have a minimum width of 12 feet.

(2)

Two-way drives shall have a minimum width of 18 feet.

11-7.3. Number of driveways.

(a)

Generally, one point of access to a given property will be allowed if it is situated in a safe location and in accordance with other provisions of this appendix and state and county access regulations. Additional access points, however, may be allowed if driveway spacing requirements can be met.

(b)

Driveways shall be limited to the number needed to provide adequate and reasonable access to a property. Factors such as alignment with opposing driveways and minimum spacing requirements will have a bearing on the number of driveways approved. A property with more than one frontage may have the frontages considered separately.

11-7.4. Joint use of driveways and connectivity.

For commercial areas, where feasible, development plans shall require the establishment of a joint-use access driveway serving two or more abutting properties. Additionally, when a property is developed, the planning commission shall require, where feasible, connectivity with adjoining parking areas or may require that a driveway/parking area be designed for future connection with an abutting property. Joint-use driveways for residential developments may be utilized to meet the driveway spacing standards.

11-7.5. Driveway separation.

(a)

Generally. All driveway approaches shall be allocated and spaced per SCDOT minimum spacing requirements per the SCDOT access and roadside management standards. The planning commission shall determine connectivity feasibility solely on site-specific topographical conditions.

(b)

Exceptions.

(1)

Internal residential access streets in subdivision developments are exempt from these standards.

(2)

For individually developed single-family lots, the planning commission may reduce the spacing requirements of this section if it can be demonstrated that a hardship exists and there is no opportunity to design a conforming access point.

(3)

Minimum spacing may be increased if right-turn deceleration lanes are provided.

(4)

A pair of one-way drives may be substituted only if the internal circulation on the site is compatible with the one-way driveways. Nowhere shall a distance of less than 40 feet between edges of one-way drives be permitted.

(5)

A replacement of a driveway not meeting the minimum spacing requirements is allowed if lost or disrupted due to a town, county, state, or federal road project.

All electric, telephone, television, or other communication lines (both main and service connections) servicing new major subdivisions and mixed-use developments shall be provided by underground wiring within easements or dedicated public rights-of-way and installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.

Lots that abut existing easements or public rights-of-way on existing streets and roads, where overhead electric or telephone distribution supply lines and service connections have previously been installed, may be supplied with electric and telephone service from those overhead lines; but, should a road widening or an extension of service or other such condition occur as a result of development and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.

11-8.1. Exceptions.

Where conditions are such that underground wiring is not practical, the planning commission may make an exception, provided the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines; that clearing swaths through treed areas shall be avoided by selective cutting and staggered alignment; that trees shall be planted in open areas and at key locations to minimize the view of poles and alignments; and that alignments shall follow rear lot lines and other alignments, as practicable.

Sidewalks, paths, trails, and/or greenways designed to accommodate all-weather pedestrian, bicycle, and other non-automotive traffic shall be provided in all major residential subdivisions, multi-building group developments, and mixed-use developments. The system of sidewalks, paths, trails, greenways, or combination thereof shall be designed such that every lot in the development or building in a group development has access to the system. Connectivity of the system to nearby schools, businesses, institutions, and other facilities shall be provided as applicable and practicable. Where not currently applicable, dedication of right-of-way shall be given for the installation of sidewalks, paths, trails, greenways, or a combination thereof for connectivity to future nearby schools, businesses, institutions, and other facilities. The proposed system design shall be approved by the planning commission in the plan review per the provisions of this appendix.

11-9.1. Cul-de-sac and dead-end street connectivity.

When dead-end streets and culs-de-sac are allowed by the planning commission in major residential subdivisions, multi-building group developments, and mixed-use developments, dead-end streets and cul-de-sacs shall be required to be connected with the sidewalk, path, trail, and/or greenway system such that every lot on the dead-end street or cul-de-sac has access to the system.

Street lighting shall be required in all major residential subdivisions and mill-use developments. Street lighting shall be properly shielded so as not to create a hazard to drivers or a nuisance to residents. The residential lighting plans shall demonstrate that the proposed street lighting is adequate to provide for safe motorist, cyclist, and pedestrian street usage. Light spacing shall take into consideration the diameter and intensity of the light projection, lot size, road curves, hills, and other visibility restrictions. Flood lighting shall not be allowed for street light fixtures. Lighting must be provided for dead-end alleys.

All land developments within the jurisdiction of this appendix shall be surveyed, platted, and marked in accordance with the Minimum Standards Manual for the Practice of Land Surveying in South Carolina, as promulgated by S.C. Code 1976, tit. 40, ch. 21. This manual is hereby adopted by reference and is as much a part of this appendix as if contained herein.