Planned Development Districts encourage the effective, efficient, and economical development of larger tracts of land in Lexington County. With the exception of the Harbison Planned Development District, as outlined in Chapter 2 of this Article, the regulations of Planned Development Districts are specifically designed to accommodate the development of residential developments that may not conform to current zoning regulations. Such Planned Developments are intended to encourage a variety of housing types and arrangements, minimize land use conflicts, preserve and encourage open space and the natural environment, reduce travel demands, and ensure the public safety and wellbeing of residents.

(Ord. No. 23-17, 6-25-2024)

Planned Development Districts may be established as set forth within this Article. Planned Development Districts shall be designed as mixed-used developments and comprised of varying residential options and of comparable non-residential land use activities.

(Ord. No. 23-17, 6-25-2024)

Planned Development Districts shall consist of two parts, a Master Development Plan and a Descriptive Statement of the development. The Master Development Plan must be approved by the Planning Commission and County Council, as part of the Planned Developed approval process.

61.21 Master Development Plan

The plan(s) shall cover the entire Planned Development District and shall show the general pattern of development including the relationship proposed between the various proposed uses. The location of these uses should be depicted in a manner that will allow the Zoning Administrator to transfer that information to the Lexington County Maps as necessary for permitting construction. The Master Development Plan shall include the following information:

a.

A survey illustrating the property boundaries, utility transmission lines, and public rights-of-way crossing and/or adjoining the proposed development.

b.

The total number of acres.

c.

The locations of streams, ponds, jurisdictional wetlands and/or FEMA regulatory floodplains. The total acreage of floodplain, ponds, and jurisdictional wetlands must be notated.

d.

Land use types, locations, and general information regarding each.

e.

The location of the various types of residential units the description of each use, locations, densities, approximate number of bedrooms, and buffering restrictions of each use.

f.

The percentages of the total land area intended to be devoted to the various uses depicted in the Master Development Plan.

g.

Proposed streets, alleys, traffic improvements, storm drainage systems, utilities (ex. pump or lift stations), parking areas, development signage locations, mail kiosks, and landscaped areas.

h.

Delineated locations of natural open space and buffer areas (ex. Scenic Corridors, Transitional Buffers, Zoning Buffers, and Water Quality Buffers).

61.22 Descriptive Statement

The Descriptive Statement shall include the following information:

a.

The total acreage, type of land uses, overall residential density, proposed development name and developer/engineer contact information.

b.

Information regarding the proposed development schedule.

c.

A statement identifying easements, restrictions, and/or covenants regarding the entity responsible for the maintenance and ownership of privately maintained streets, alleys, storm drainage and/or open space.

d.

A statement of the intended overall density of population of the development.

e.

The percentages of the total land area intended to be devoted to the various uses depicted in the Master Plan.

f.

The covenants and restrictions governing the ownership and maintenance responsibilities in the Planned Development.

g.

Any other such information deemed reasonably appropriate or necessary for review.

The following land use limitations shall be required for Planned Development Districts:

a.

A minimum of 25 contiguous acres is required for Planned Developments. The acreage may be located in one or multiple contiguous parent parcels.

b.

The parent parcel(s) must have direct access to a primary road system within the County and be served by, or have the ability to be served by, both public water and sewer.

c.

All proposed land uses shall access via internal connectivity within the proposed development and not individually on existing road systems not contained within the development area.

d.

Not more than 40 percent of the gross land area shall be developed as residential-type.

e.

At least 30 percent shall be devoted as open space, as defined in the Lexington County Landscape and Open Space Ordinance, with a minimum of 20 percent being natural open space. The additional 10 percent may be landscaped open space.

f.

At least 5 percent shall be devoted to amenities (ex. pool, cabana, clubhouse, boat storage, and the like), parks, and/or overflow parking areas. Remaining available land area shall be designated for non-residential purposes to serve the residential community, such as, but not limited to essential services, medical services, retail, food services, and business office-type land uses.

(Ord. No. 23-17, 6-25-2024)

The overall density in the Lexington County shall not exceed the allowed exact residential density for the underlying zoning district or street classification, whichever is more restrictive, unless approved as part of the overall Master Development plan.

The Master Development plan may utilize more or less restrictive buffering restrictions within the development. However, all required buffering restrictions, as regulated within Section 23.60 shall apply to all perimeter boundaries.

(Ord. No. 23-17, 6-25-2024)

Residential accessories shall be regulated as outlined in Sections 21.21 of this Ordinance. Residential accessory structures, to include carports, storage sheds, pool sheds, greenhouse, etc. are allowed as incidental to the principal residential land use within Planned Development Districts.

(Ord. No. 23-17, 6-25-2024)

Because Planned Developments must develop in accordance with the approved Master Development Plan, and to allow for more innovative approaches to the development of the District, these developments are exempt from compliance with some of the provisions of this Ordinance, unless specifically noted on the approved Master Development Plan.

(Ord. No. 23-17, 6-25-2024)

a.

Planned Developments must comply will all other Lexington County development related ordinances and regulations, to include, but not limited to the Landscape and Open Space Ordinance, Subdivision Ordinance, Addressing and Road Naming Ordinances, Building Code Ordinance, Stormwater Ordinance, Flood Damage Prevention Ordinance, and Land Development Manual.

b.

Areas designated for open space and community uses shall be reserved and properly maintained for such uses by adequate covenants and restrictions.

c.

Activities along any external property lines of the District shall conform to the applicable buffering restrictions of this Ordinance and transitional buffers as regulated through the Landscape and Open Space Ordinance.

d.

Due to the unique and innovative design options, additional reviews may be conducted by the road maintenance entity (i.e., SCDOT or Lexington County Public Works) for necessary traffic improvements and public safety officials.

(Ord. No. 23-17, 6-25-2024)

a.

A Development Review Meeting is required prior to the formal submittal of Master Development Plan and request for a text and map amendment to the Zoning Ordinance for a Planned Development District.

b.

Following the Development Review Meeting, a draft Master Development Plan shall be submitted be reviewed by the Zoning Administrator and all other local Lexington County Departments/Divisions that conduct development review. This review shall also include Lexington County Public Works, Lexington County Emergency Services, and SCDOT, where applicable. All review comments must be addressed prior to the Planning Commission review.

c.

The Planning Commission will review and make recommendations of the proposed Planned Development to County Council. As with text and map amendments, the Planning Commission serves in an advisory role.

d.

Following the Planning Commission's recommendation, County Council shall review the Planned Development request in relation to all applicable requirements of this Article. County Council shall be the final arbitrator to approve, approve with modifications, or disapprove the request.

e.

In the event County Council approves a proposed Planned Development, the official zoning maps and text shall be amended as outlined in Article 15, Chapter 3 of this Ordinance. Each Planned Development Districts will be identified using a prefix and number system that indicates the district, year, and number (ex. PD-2021-01).

(Ord. No. 23-17, 6-25-2024)

An application for a Planned Development shall be filed with the Zoning Administrator, who following the staff review process, shall transmit copies to the Planning Commission and County Council. The fee established by County Council shall accompany each application.

(Ord. No. 23-17, 6-25-2024)

Modifications of an approved Master Development plan may be submitted to the Zoning Administrator and permitted with one of the following procedures:

a.

Major Modification: Modifications to an approved Master Development Plan, which will alter the general concept and characteristics of the Planned Development, shall be reviewed and approved by the Planning Commission and County Council, in the same manner as the Planned Development was originally adopted. Major modifications include, but are not limited to, boundary changes, a reduction in open space, an increase or decrease in access points, an increase in overall density and/or types of residential uses, changes to the buffering restrictions, or the redesign of the Master Development Plan for phases not yet under construction.

b.

Minor Modification: Modifications to an approved Master Development Plan that do not alter the original concept and characteristics of the Planned Development may be approved by the Zoning Administrator, provided such changes do not conflict with any specific conceptual requirements within the approved Master Development Plan. Minor modifications include, but are not limited to, reductions in overall density, increase in open space, increase in buffering restrictions, re-alignment of a proposed access, or other minor modifications/changes to the Master Development Plan that does not increase the degree or impact of the Planned Development.

(Ord. No. 23-17, 6-25-2024)

The Zoning Administrator shall not permit any activities in a Planned Development until it has been determined that they comply with the Master Development Plan. Any unassigned areas may only be used as open space, unless approval of a modified Master Development Plan.

(Ord. No. 23-17, 6-25-2024)

The Planned Development District was adopted in 1974 to permit and encourage the effective, efficient, and economical development of large tracts of land in Lexington County. The regulations of the District were specifically designed to accommodate the development of Harbison New Town, and were never applied to any other property. Subsequent changes in the Ordinance now allow innovative developments in a manner that makes a Planned Development District unnecessary, except to continue the regulations that apply to Harbison.

(Ord. No. 23-17, 6-25-2024)

The provisions of this article shall only apply to Harbison.

(Ord. No. 23-17, 6-25-2024)

In compliance with previous zoning regulations, Harbison has received approval of a General Development Plan from the Planning Commission. They shall be required to maintain this General Development Plan of their overall development. This Plan shall consist of two parts, a generalized drawing(s) and a descriptive statement.

62.21 Generalized Drawing(s)

The drawing(s) shall cover the entire Planned Development District and shall show the general pattern of development including the relationship proposed between the various proposed uses. The location of these uses should be depicted in a manner that will allow the Zoning Administrator to transfer that information to the Lexington County Maps as necessary for permitting construction.

62.22 Descriptive Statement

The Descriptive Statement shall include the following information for the Lexington County portion of Harbison:

a.

A legal description of the boundaries.

b.

The total number of acres.

c.

The tentative number of residential units of various types.

d.

A statement of the intended overall density of population of the development.

e.

The percentages of the total land area intended to be devoted to the various uses depicted in the Generalized Drawing(s).

f.

The covenants and restrictions governing the Harbison Homeowners Association or any other group with ownership and maintenance responsibilities in Harbison.

(Ord. No. 23-17, 6-25-2024)

Harbison may submit proposed changes to the General Development Plan at any time. These changes will be considered by the Planning Commission at one of their regularly scheduled meetings. If approved the Commission will instruct the Zoning Administrator to begin using the new Plan for reviewing permits.

(Ord. No. 23-17, 6-25-2024)

The Zoning Administrator shall not permit any activities in Harbison until it has been determined that they comply with the General Development Plan. If the Plan designation is for parks, greenways, and pathway systems, the area may be developed as residential. Uses designated for the more restricted areas are also allowed in the less restricted areas in accordance with the following list (most restrictive to least restrictive): parks, greenways, and pathway systems; residential; multi-family; commercial; light industrial/office. Any unassigned areas can be used as residential or parks, greenways, and pathway systems.

(Ord. No. 23-17, 6-25-2024)

The following ratio of uses shall be maintained within the Harbison development. The percentages listed apply to the total acreage in Lexington County only.

a. Not more than 60 percent shall be developed as residential and multi-family.

b. At least 20 percent shall be developed as commercial or light industrial/office.

c. At least 10 percent shall be devoted to parks, greenways, and pathway systems.

(Ord. No. 23-17, 6-25-2024)

The overall density in the Lexington County portion of Harbison shall not exceed eight dwelling units per acre. The gross acreage of the Planned Development District shall be used to determine density.

(Ord. No. 23-17, 6-25-2024)

Because Harbison must develop in accordance with the approved General Development Plan, and to allow for more innovative approaches to the development of the District, they are exempt from compliance with some of the provisions of this Ordinance. Except as outlined in this article, Harbison shall have no minimum lot area, no minimum lot width, no minimum setbacks, and no maximum height requirements. All other regulations contained in this Ordinance shall apply to the Planned Development District.

(Ord. No. 23-17, 6-25-2024)

a.

Activities in Harbison shall comply with all other development ordinances of Lexington County.

b.

Areas designated for open space and community uses shall be reserved and properly maintained for such uses by adequate covenants and restrictions.

c.

Activities along any external property lines of the District shall conform to the setback, buffer, screening, and height requirements of this Ordinance.

d.

Any land within the exterior boundaries of the District which has not been owned by Harbison shall be developed in accordance with the General Development Plan.

(Ord. No. 23-17, 6-25-2024)