STAFF REPORT TO THE FLORENCE COUNTY PLANNING ...
STAFF REPORT TO THE FLORENCE COUNTY PLANNING COMMISSION TUESDAY, MARCH 28, 2017 PC#2017-04
SUBJECT:
Rezoning request from R-1, Single-Family Residential District to RU-1, Rural Community District.
LOCATION:
1063 West Main Street, Lake City, SC
TAX MAP NUMBER:
A portion of 00141, Block 31, Parcel 016
COUNCIL DISTRICT(S):
1; County Council
OWNER OF RECORD:
Elliott G. Skillern & Camelia J. Scott-Skillern
APPLICANT:
Elliott G. Skillern & Camelia J. Scott-Skillern
LAND AREA:
33.562 Acres
WATER /SEWER AVAILABILITY:
City of Lake City
ADJACENT WATERWAYS/ BODIES OF WATER:
None
FLOOD ZONE:
Yes
STAFF RECOMMENDATION: Staff recommends approval of the request. STAFF ANALYSIS: 1. Existing Land Use and Zoning: The subject property is currently vacant and zoned R-1, Single-Family Residential District and RU-1, Rural Community District. 2. Proposed Land Use and Zoning: The proposal is to rezone the R-1, Single-Family Residential District portion of the parcel to RU-1, Rural Community District. 3. Surrounding Land Use and Zoning: North: Vacant/R-1 and RU-1/Florence County South: Vacant and Residential/R-1 and R-5/Florence County West: Vacant and Residential/R-1 and RU-1/Florence County East: Vacant/R-1 and RU-1/Florence County
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4. Transportation Access and Circulation: Present access to the property is by way of West Main Street and Dennis Road. 5. Traffic Review: The rezoning of this property will have a minimal effect on traffic flow for the area. 6. Chapter 30-Zoning Ordinance The intent of the RU-1, Rural Community District: The intent of this district is to sustain and support rural community centers as an integral part of the rural environment, serving the commercial, service, social and agricultural needs of nearby rural residents. FLORENCE COUNTY COUNCIL MEETING: This item is tentatively scheduled to appear for introduction on the agenda on Thursday, April 20, 2017 @ 9:00 a.m. in room 803 of the County Complex, 180 North Irby Street, Florence. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Aerial Map
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STAFF REPORT TO THE FLORENCE COUNTY PLANNING COMMISSION MARCH 28, 2017 PC#2017-05 SUBJECT:
Request For Text Amendments To The Florence County Code Of Ordinances, CHAPTER 30, ZONING ORDINANCE, ARTICLE II. – ZONING DISTRICT REGULATIONS, DIVISION 1. – GENERALLY, Section 30-29. – Table II: Schedule Of Permitted And Conditional Uses And Off-Street Parking Requirements For Business & Rural Districts, Sector 53: Real Estate & Rental & Leasing.
APPLICANT:
Florence County Planning and Building Department
STAFF RECOMMENDATION: Approve as submitted. Staff Analysis: Developers have expressed concerns that the “1 space for every unit” parking requirement for Mini-warehouses is unduly burdensome. Most patrons who utilize these facilities park their vehicle in front of their respective storage unit, negating the need for additional parking. Staff has created a more flexible option for developers and patrons which is more in line with surrounding counties. Therefore, the Florence County Code of Ordinances, CHAPTER 30, ZONING ORDINANCE, ARTICLE II. – ZONING DISTRICT REGULATIONS, DIVISION 1. – GENERALLY, Section 30-29. – Table II: Schedule of permitted and conditional uses and offstreet parking requirements for business & rural districts, Sector 53: Real Estate & Rental & Leasing shall be amended as follows: ARTICLE II. – ZONING DISTRICT REGULATIONS DIVISION 1. – GENERALLY Section 30-29. – Table II: Schedule of permitted and conditional uses and off-street parking requirements for business & rural districts
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NAICS
B- B- B- B- B- B- RU- RU 1 2 3 4 5 6 1- -2
Off- Street Parking Requirements
Sector 52: Finance & Insurance Banks
521
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
Credit Intermediation
522
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
522298 N
N
P
P
N
N
N
N
1.0 per 350 s.f. GFA
Pawn Shops Security & commodity contracts, financial investments
523
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
Insurance carriers & related activities
524
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
Funds, trust, & other financial vehicles
525
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
Sector 53: Real Estate & Rental & Leasing Real estate
531
P
P
P
P
P
P
P
N
1.0 per 350 s.f. GFA
Mini-warehouses
53113
N
N
P
P
P
P
N
N
1.0 per 10 storage units
Rental & leasing services
532
N
N
P
P
P
P
N
N
1.0 per 500 s.f. GFA
Video tape rental (section 30-103
53223
N
P
P
P
N
N
C
N
1.0 per 350 s.f. GFA GFA
N
1.0 per 300 s.f. GFA
Sector 54: Professional, Scientific, Technical Services Professional, Scientific, Technical Svcs.
541
N
P
P
P
P
N
P
Display advertising - Signs
54185
Legal services
5411
P
P
P
P
P
N
P
N
1.0 per 350 s.f. GFA
Engineering, accounting, research management & related services
5412-9
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
See article V
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Tax return prep. service
541213 P
P
P
P
N
N
P
N
1.0 per 500 s.f. GFA
Photographic studios, portraits
54192
P
P
P
P
N
N
N
N
1.0 per 300 s.f. GFA
Veterinary services
54194
N
N
P
N
N
P
P
P
1.0 per 1,000 s.f. GFA
FLORENCE COUNTY COUNCIL MEETING: This item is tentatively scheduled to appear on the agenda on Thursday, April 20, 2017 @ 9:00 a.m. in room 803 of the County complex, 180 North Irby Street, Florence.
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STAFF REPORT TO THE FLORENCE COUNTY PLANNING COMMISSION MARCH 28, 2017 PC#2017-06 SUBJECT:
Request For Text Amendments To The Florence County Code Of Ordinances, Chapter 30, ZONING ORDINANCE, ARTICLE II. – ZONING DISTRICT REGULATIONS, DIVISION 4. – FH FLOOD HAZARD DISTRICT, Sec. 30-61. – General Development Standards, And ARTICLE X. – DEFINITIONS, Sec. 30-311. – Definitions.
APPLICANT:
Florence County Planning and Building Department
STAFF RECOMMENDATION: Approve as submitted. Staff Analysis: The National Flood Insurance Program (NFIP) regulations detailed in Title 44, Part 59, Subpart A, Section 59.1 defines “substantial damage” as “damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed 50 percent of the market value of the structure before the damage occurred”. The same section defines “substantial improvement” as “any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the ‘start of construction’ of the improvement. This term includes structures which have incurred ‘substantial damage’, regardless of the actual repair work performed. The term does not, however, include either: (1) any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions or (2) any alteration of a “historic structure”, provided that the alteration will not preclude the structure’s continued designation as a “historic structure”. Structures that meet these definitions must be brought into compliance with the current NFIP regulations for new construction. In order for a community to participate in the NFIP it must adopt the minimum criteria in its ordinance. The Community Rating System (CRS) of which Florence County is a part of offers credit for more restrictive ordinances. The credit offered is 20 points as part of Activity 430. This amount is minimal in the overall rating. Currently only 1 other community in South Carolina is receiving this credit for a 49% rate. The overall CRS score determines the percent discount on insurance rates. The model ordinance posted by SCDNR based on the FEMA model ordinance has the same criteria. Communities are
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allowed to enforce stricter regulations but cannot pass less restrictive ordinances that the minimum required by the NFIP. Therefore, Compliance with the SC Code of Laws requires The Florence County Code of Ordinances, Chapter 30 – ZONING ORDINANCE, ARTICLE II – ZONING DISTRICT REGULATIONS, DIVISION 4 – FH FLOOD HAZARD DISTRICT, Sec. 30-61 – General development standards, And ARTICLE X. – DEFINITIONS, SEC. 30-311. – Definitions, shall be amended to read as follows: Chapter 30 – ZONING ORDINANCE ARTICLE II. – ZONING DISTRICT REGULATIONS DIVISION 4. – FH FLOOD HAZARD DISTRICT Sec. 30-61. – General development standards. (17)
Federally funded development. The President issued Executive Order 11988, Floodplain Management, May 1977. E.O. 11988 directs federal agencies to assert a leadership role in reducing flood losses and losses to environmental values served by floodplains. Evidence of compliance with the executive order must be submitted as part of the permit review process.
(18)
Substantial damage determination. Perform an assessment of damage from any origin to the structure using FEMA's residential substantial damage estimator (RSDE) software to determine if the damage equals or exceeds 30 50 percent of the market value of the structure before the damage occurred.
(19)
Substantial improvement determinations. Perform an assessment of permit applications for improvements or repairs to be made to a building or structure equals or exceeds 30 50 percent of the market value of the structure before the improvement or repair is started. Cost of work counted for determining if and when substantial improvement to a structure occurs shall be cumulative for a period of five years. If the improvement project is conducted in phases, the total of all cost associated with each phase, beginning with the issuance of the first permit, shall be utilized to determine whether "substantial improvement" will occur.
Article X. - DEFINITIONS Sec. 30-311. – Definitions Substantial damage. Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed 50 percent of the market value of the structure before the damage occurred. Such repairs may be
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undertaken successively and their costs counted cumulatively. Please refer to the definition of "substantial improvement." Substantial improvement. Any repair, reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 30 50 percent of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred substantial damage, regardless of the actual repair work performed. The term does not, however, include either: (1) any project of improvement to a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions (does not include Americans with Disabilities Act compliance standards); or (2) any alteration of a historic structure, provided that the alteration will not preclude the structure's continued designation as a historic structure. Permits shall be cumulative for a period of five years. If the improvement project is conducted in phases, the total of all costs associated with each phase, beginning with the issuance of the first permit, shall be utilized to determine whether "substantial improvement" will occur. Substantially improved existing manufactured home park or subdivision. Where the repair, reconstruction, rehabilitation or improvement of the streets, utilities and pads equals or exceeds 30 50 percent of the value of the streets, utilities and pads before the repair, reconstruction, or improvement commenced. FLORENCE COUNTY COUNCIL MEETING: This item is tentatively scheduled to appear on the agenda on Thursday, April 20, 2017 @ 9:00 a.m. in room 803 of the County Complex, 180 North Irby Street, Florence.
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SUBJECT:
Rezoning request from R-1, Single-Family Residential District to RU-1, Rural Community District.
LOCATION:
1063 West Main Street, Lake City, SC
TAX MAP NUMBER:
A portion of 00141, Block 31, Parcel 016
COUNCIL DISTRICT(S):
1; County Council
OWNER OF RECORD:
Elliott G. Skillern & Camelia J. Scott-Skillern
APPLICANT:
Elliott G. Skillern & Camelia J. Scott-Skillern
LAND AREA:
33.562 Acres
WATER /SEWER AVAILABILITY:
City of Lake City
ADJACENT WATERWAYS/ BODIES OF WATER:
None
FLOOD ZONE:
Yes
STAFF RECOMMENDATION: Staff recommends approval of the request. STAFF ANALYSIS: 1. Existing Land Use and Zoning: The subject property is currently vacant and zoned R-1, Single-Family Residential District and RU-1, Rural Community District. 2. Proposed Land Use and Zoning: The proposal is to rezone the R-1, Single-Family Residential District portion of the parcel to RU-1, Rural Community District. 3. Surrounding Land Use and Zoning: North: Vacant/R-1 and RU-1/Florence County South: Vacant and Residential/R-1 and R-5/Florence County West: Vacant and Residential/R-1 and RU-1/Florence County East: Vacant/R-1 and RU-1/Florence County
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4. Transportation Access and Circulation: Present access to the property is by way of West Main Street and Dennis Road. 5. Traffic Review: The rezoning of this property will have a minimal effect on traffic flow for the area. 6. Chapter 30-Zoning Ordinance The intent of the RU-1, Rural Community District: The intent of this district is to sustain and support rural community centers as an integral part of the rural environment, serving the commercial, service, social and agricultural needs of nearby rural residents. FLORENCE COUNTY COUNCIL MEETING: This item is tentatively scheduled to appear for introduction on the agenda on Thursday, April 20, 2017 @ 9:00 a.m. in room 803 of the County Complex, 180 North Irby Street, Florence. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Aerial Map
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STAFF REPORT TO THE FLORENCE COUNTY PLANNING COMMISSION MARCH 28, 2017 PC#2017-05 SUBJECT:
Request For Text Amendments To The Florence County Code Of Ordinances, CHAPTER 30, ZONING ORDINANCE, ARTICLE II. – ZONING DISTRICT REGULATIONS, DIVISION 1. – GENERALLY, Section 30-29. – Table II: Schedule Of Permitted And Conditional Uses And Off-Street Parking Requirements For Business & Rural Districts, Sector 53: Real Estate & Rental & Leasing.
APPLICANT:
Florence County Planning and Building Department
STAFF RECOMMENDATION: Approve as submitted. Staff Analysis: Developers have expressed concerns that the “1 space for every unit” parking requirement for Mini-warehouses is unduly burdensome. Most patrons who utilize these facilities park their vehicle in front of their respective storage unit, negating the need for additional parking. Staff has created a more flexible option for developers and patrons which is more in line with surrounding counties. Therefore, the Florence County Code of Ordinances, CHAPTER 30, ZONING ORDINANCE, ARTICLE II. – ZONING DISTRICT REGULATIONS, DIVISION 1. – GENERALLY, Section 30-29. – Table II: Schedule of permitted and conditional uses and offstreet parking requirements for business & rural districts, Sector 53: Real Estate & Rental & Leasing shall be amended as follows: ARTICLE II. – ZONING DISTRICT REGULATIONS DIVISION 1. – GENERALLY Section 30-29. – Table II: Schedule of permitted and conditional uses and off-street parking requirements for business & rural districts
12 of 20
NAICS
B- B- B- B- B- B- RU- RU 1 2 3 4 5 6 1- -2
Off- Street Parking Requirements
Sector 52: Finance & Insurance Banks
521
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
Credit Intermediation
522
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
522298 N
N
P
P
N
N
N
N
1.0 per 350 s.f. GFA
Pawn Shops Security & commodity contracts, financial investments
523
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
Insurance carriers & related activities
524
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
Funds, trust, & other financial vehicles
525
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
Sector 53: Real Estate & Rental & Leasing Real estate
531
P
P
P
P
P
P
P
N
1.0 per 350 s.f. GFA
Mini-warehouses
53113
N
N
P
P
P
P
N
N
1.0 per 10 storage units
Rental & leasing services
532
N
N
P
P
P
P
N
N
1.0 per 500 s.f. GFA
Video tape rental (section 30-103
53223
N
P
P
P
N
N
C
N
1.0 per 350 s.f. GFA GFA
N
1.0 per 300 s.f. GFA
Sector 54: Professional, Scientific, Technical Services Professional, Scientific, Technical Svcs.
541
N
P
P
P
P
N
P
Display advertising - Signs
54185
Legal services
5411
P
P
P
P
P
N
P
N
1.0 per 350 s.f. GFA
Engineering, accounting, research management & related services
5412-9
P
P
P
P
P
P
N
N
1.0 per 350 s.f. GFA
See article V
13 of 20
Tax return prep. service
541213 P
P
P
P
N
N
P
N
1.0 per 500 s.f. GFA
Photographic studios, portraits
54192
P
P
P
P
N
N
N
N
1.0 per 300 s.f. GFA
Veterinary services
54194
N
N
P
N
N
P
P
P
1.0 per 1,000 s.f. GFA
FLORENCE COUNTY COUNCIL MEETING: This item is tentatively scheduled to appear on the agenda on Thursday, April 20, 2017 @ 9:00 a.m. in room 803 of the County complex, 180 North Irby Street, Florence.
14 of 20
STAFF REPORT TO THE FLORENCE COUNTY PLANNING COMMISSION MARCH 28, 2017 PC#2017-06 SUBJECT:
Request For Text Amendments To The Florence County Code Of Ordinances, Chapter 30, ZONING ORDINANCE, ARTICLE II. – ZONING DISTRICT REGULATIONS, DIVISION 4. – FH FLOOD HAZARD DISTRICT, Sec. 30-61. – General Development Standards, And ARTICLE X. – DEFINITIONS, Sec. 30-311. – Definitions.
APPLICANT:
Florence County Planning and Building Department
STAFF RECOMMENDATION: Approve as submitted. Staff Analysis: The National Flood Insurance Program (NFIP) regulations detailed in Title 44, Part 59, Subpart A, Section 59.1 defines “substantial damage” as “damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed 50 percent of the market value of the structure before the damage occurred”. The same section defines “substantial improvement” as “any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the ‘start of construction’ of the improvement. This term includes structures which have incurred ‘substantial damage’, regardless of the actual repair work performed. The term does not, however, include either: (1) any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions or (2) any alteration of a “historic structure”, provided that the alteration will not preclude the structure’s continued designation as a “historic structure”. Structures that meet these definitions must be brought into compliance with the current NFIP regulations for new construction. In order for a community to participate in the NFIP it must adopt the minimum criteria in its ordinance. The Community Rating System (CRS) of which Florence County is a part of offers credit for more restrictive ordinances. The credit offered is 20 points as part of Activity 430. This amount is minimal in the overall rating. Currently only 1 other community in South Carolina is receiving this credit for a 49% rate. The overall CRS score determines the percent discount on insurance rates. The model ordinance posted by SCDNR based on the FEMA model ordinance has the same criteria. Communities are
15 of 20
allowed to enforce stricter regulations but cannot pass less restrictive ordinances that the minimum required by the NFIP. Therefore, Compliance with the SC Code of Laws requires The Florence County Code of Ordinances, Chapter 30 – ZONING ORDINANCE, ARTICLE II – ZONING DISTRICT REGULATIONS, DIVISION 4 – FH FLOOD HAZARD DISTRICT, Sec. 30-61 – General development standards, And ARTICLE X. – DEFINITIONS, SEC. 30-311. – Definitions, shall be amended to read as follows: Chapter 30 – ZONING ORDINANCE ARTICLE II. – ZONING DISTRICT REGULATIONS DIVISION 4. – FH FLOOD HAZARD DISTRICT Sec. 30-61. – General development standards. (17)
Federally funded development. The President issued Executive Order 11988, Floodplain Management, May 1977. E.O. 11988 directs federal agencies to assert a leadership role in reducing flood losses and losses to environmental values served by floodplains. Evidence of compliance with the executive order must be submitted as part of the permit review process.
(18)
Substantial damage determination. Perform an assessment of damage from any origin to the structure using FEMA's residential substantial damage estimator (RSDE) software to determine if the damage equals or exceeds 30 50 percent of the market value of the structure before the damage occurred.
(19)
Substantial improvement determinations. Perform an assessment of permit applications for improvements or repairs to be made to a building or structure equals or exceeds 30 50 percent of the market value of the structure before the improvement or repair is started. Cost of work counted for determining if and when substantial improvement to a structure occurs shall be cumulative for a period of five years. If the improvement project is conducted in phases, the total of all cost associated with each phase, beginning with the issuance of the first permit, shall be utilized to determine whether "substantial improvement" will occur.
Article X. - DEFINITIONS Sec. 30-311. – Definitions Substantial damage. Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed 50 percent of the market value of the structure before the damage occurred. Such repairs may be
16 of 20
undertaken successively and their costs counted cumulatively. Please refer to the definition of "substantial improvement." Substantial improvement. Any repair, reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 30 50 percent of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred substantial damage, regardless of the actual repair work performed. The term does not, however, include either: (1) any project of improvement to a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions (does not include Americans with Disabilities Act compliance standards); or (2) any alteration of a historic structure, provided that the alteration will not preclude the structure's continued designation as a historic structure. Permits shall be cumulative for a period of five years. If the improvement project is conducted in phases, the total of all costs associated with each phase, beginning with the issuance of the first permit, shall be utilized to determine whether "substantial improvement" will occur. Substantially improved existing manufactured home park or subdivision. Where the repair, reconstruction, rehabilitation or improvement of the streets, utilities and pads equals or exceeds 30 50 percent of the value of the streets, utilities and pads before the repair, reconstruction, or improvement commenced. FLORENCE COUNTY COUNCIL MEETING: This item is tentatively scheduled to appear on the agenda on Thursday, April 20, 2017 @ 9:00 a.m. in room 803 of the County Complex, 180 North Irby Street, Florence.
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