A New Edgefield County Land Management Ordinance Draft Zoning Recommendations Review February 10, 2020 – Sweetwater Community Center February 11, 2020 – Edgefield County Council Office 1
Edgefield County 2019 Comprehensive Plan 2
The LMO Code Update Process Phase 3 -Code Drafting 3
Edgefield County LMO Proposed Actions • Required: Update Existing Ordinance Zoning categories: – Repeal existing districts and replace with new LMO zoning districts to provide greater variety of uses and densities for rural and suburban development. – Create specific definitions and expectations for each new zoning district. – Create overlay zoning districts to support community plan protection and development objectives. • Recommended: Expand the area of the County covered by Zoning – Expand zoning throughout the unincorporated County area. – Prepare an updated Official Zoning Map. 4
Edgefield County LMO Application • LMO applies to the use or occupancy of all buildings, structures, or land; and requires a change of use to conform to LMO provisions and requirements. • LMO applies to the erection, construction, reconstruction, movement, enlargement, or structural alterations of all buildings, structures, or parts thereof in conformity with the provisions and requirements of the LMO. • LMO applies to the subdivision of land. • LMO does not directly affect property assessment (taxes). 5
Edgefield County LMO Timing • Existing zoning districts will be repealed, new LMO districts will be adopted, and all existing zoning district boundaries will be revised simultaneously. • Overlay districts will be identified for key development areas to support community plan objectives. • Existing uses will be allowed to continue as long as there are no substantial changes to the structures. Where properties are identified as non-conforming, a process shall be provided to allow transition from a non-conforming use to a consistent use. 6
LMO Exemptions and Exceptions • Legally existing structures or uses approved under prior County regulations that may become non-conforming under the LMO may continue existing uses under the LMO unless there are substantial changes to the structure(s) and/or land use. Other exceptions and exemptions may include: – Buildings or structures legally under construction on the date of adoption of the LMO; – Buildings or structures for which a building permit has been issued as of the effective date of the LMO; – Approved development plans or subdivision plats or proposed uses of property approved prior to the effective date of the LMO. 7
Edgefield County LMO Zoning Issues • Existing Ordinance has 5 general zoning districts plus 4 special use and overlay districts: – GD / General Agricultural Development – RD / Residential Agricultural Development – RR / Rural Residential Development – LC / Limited Commercial – ID / Industrial Development – PD / Planned Development – FH / Flood Hazard – AC / Airport Compatibility – HOD / Highway Overlay 8
Edgefield County Current Zoning Map GD ID LC RD RR RRD 9
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Land Management Ordinance Draft Future Zoning Categories • Agricultural • Residential • Commercial • Industrial • Special Purpose including Design Overlays NOTE: These categories were initially divided into 20 separate districts as shown on the following pages. The LMO Committee recommended reducing the number of new districts and consolidating into fewer districts as seen on the following pages: 11
Land Management Ordinance Summary of Draft Zoning Districts Category Type Existing Proposed LMO Rural/Agricultural 3 (GD, RD, RR) 2 Residential 0 4 Commercial 1 (LC) 3 Industrial 1 (ID) 3 Planned Dev't. 1 (PD) 2 Compatibility Overlay 2 (FH, AC) 2 Corridor Overlay 1 (HOD) 4 TOTAL 9 20 12
NOTE: The LMO Committee Land Management Ordinance recommended reducing the number of districts by consolidating categories (see Proposed Draft Zoning Categories marked through text) into other categories. • • General Industrial Manufacturing District (GIM) Rural Agricultural District (RA) • Agricultural Industrial District (AGI) • Rural Conservation District (RC) • Planned Unit Development District (PUD). • Residential Estate District (RE) • Planned Residential Development District (PRD). • Residential Large Lot District (RL) * see pg. 18 • Flood Hazard Protection District (FHP). • Residential Suburban District (RS) • Airport Compatibility Protection District (ACP). • Residential Village District (RV) Design Overlay District (DOD). * see pg. 33 • • Light Service Commercial District (LSC) Sweetwater Overlay District (OSW). * see pg. 33 • • General Service Commercial District (GSC) Martintown Overlay District (OMT). * see pg. 33 • • Light Transitional Office District (LTO) • Town Edge Overlay District (OTE). * see pg. 33 Light Industrial Manufacturing District (LIM) • 13
Land Management Ordinance Draft Zoning Districts (Residential) • Rural Agricultural District (RA) • Rural Conservation District (RC) • Residential Estate District (RE) • Residential Large Lot District (RL) * see notes on pg. 18 • Residential Suburban District (RS) • Residential Village District (RV) 14
Land Management Ordinance Draft Zoning Districts (Residential) Rural Agricultural (RA) - This district is established to encourage retention and development of suitable areas for common farm practices and various nonfarm uses, preservation of open space, the conservation and management of soil, water, air, game and other natural resources and amenities, and to discourage the creation or continuation of conditions which could detract from the function, operation, and appearance of areas to provide food supplies and to prevent or minimize conflicts between common farm practices and nonfarm uses. NOTES: This district requires 5-acre min. lot size for new • development (Allows conservation subdivisions w/conditions and may permit subdivision into 1-acre lots as allowed by current practice); Allows Agricultural uses with buffer requirements for industrial ag uses due to noise or odor impacts. Allows agricultural processing, warehousing, office and local commercial sales. Allows extraction industries with appropriate conditions and buffers. Proposed Agricultural Industrial uses will be incorporated into this • district under conditional approvals. 15
Land Management Ordinance Draft Zoning Districts (Residential) Rural Conservation (RC) - This district is intended to conserve, sustain, and protect rural areas and resources including agricultural and forested lands; and is intended to preserve a mixed agricultural and residential character; serve as a transition between rural and suburban land; protect rural areas from premature urban encroachment; and maintain a balanced rural-urban environment. NOTES: Requires 5-acre min. lot size for new development • (Allows conservation subdivisions with conditions but prohibits subdivision into 1-acre lots as allowed by current practice for the zoning category); allows limited Agricultural uses as above; prohibits industrial and extraction industries. Conditional requirements for new manufactured housing such as permanent foundations. 16
Land Management Ordinance Draft Zoning Districts (Residential) Residential Estate (RE) – This district is established to provide for large lot, very low-density single-family detached dwellings; and is intended to serve as a transition between rural and suburban land; and sustain existing rural-community values and environments. NOTES: Provides large lot size with 2-acre min. lot size (Allows • conservation subdivisions w/conditions); allows limited Agricultural uses as above; prohibits extraction industries. Conditional requirements for new manufactured housing such as permanent foundations. 17
Land Management Ordinance Draft Zoning Districts (Residential) Residential Large Lot (RL) – This district is established to provide for NOTE: This district was discussed by the LMO Committee to be large lot, low-density single-family detached dwellings, and is intended to consolidated into the RE and RS foster, sustain, and protect areas in which the principal use of land is for districts. However, it provides an single-family dwellings and related support uses, and to reserve sufficient intermediate density to be considered and is recommended for undeveloped land to meet future single-family housing demands. This further review. district also is intended to encourage infilling and expansion of "like development" consistent with the character of existing development. NOTES: Provides large lot size with 1-acre min. lot size (Allows • conservation subdivisions w/conditions); allows Agricultural uses as above w/more restrictions; prohibits extraction industries. Provides a transition density like the RC district in Aiken County. This may be considered the most likely “holding” category of residential zoning pending expansion of sewer services to areas that are harder to reach cost effectively. Conditional requirements for new manufactured housing such as permanent foundations will be required. 18
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