PUBLIC HEARING/SPECIAL MEETING/WORKSHOP OF CITY COUNCIL OCTOBER 27, :00 PM MUNICIPAL COURT COURTROOM GEORGETOWN, SC

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1 PUBLIC HEARING/SPECIAL MEETING/WORKSHOP OF CITY COUNCIL OCTOBER 27, :00 PM MUNICIPAL COURT COURTROOM GEORGETOWN, SC Noice of his meeing has been made in accordance wih he 1976 Code of Laws of Souh Carolina Freedom of Informaion Ac. 1. CALL TO ORDER 2. ANNOUNCEMENT CONCERNING ELECTRONIC DEVICES 3. PUBLIC HEARING A. The purpose of he hearing is o receive ciizen inpu concerning an ordinance adoping he 2016 revision of he Land Use Elemen of he Comprehensive Plan. 4. HOUSING AND COMMUNITY DEVELOPMENT A. Moion o approve second reading of an Ordinance o Amend Chaper 21, Taxaion and Finance, of he Code of Ordinances for he Ciy of Georgeown by Adding Aricle V, Rehabiliaion Tax Incenive Assessmen, Secions hrough Aachmens: Bailey Bill Final Ordinance (PDF) Bailey Bill Final Ord marked up (PDF) 3 Hisoric Rehab Tax Form Applicaion Final (PDF) Bailey Bill ordinance efc (2) (PDF) B. Moion o approve second reading of an ordinance o amend he 2016 revision of he Land Use Elemen of he Comprehensive Plan for he Ciy of Georgeown. Aachmens: Land Use Elemen Ordinance (PDF) 2 Signed Resoluion (PDF) 3 Planning Commission Draf LU Elemen (PDF) 4 Planning Commission Maps (PDF) 5. FINANCE A. Moion o approve second reading of an ordinance o Esablish an Applicaion Fee for he Rehabiliaion Propery Tax Assessmen for hisoric and low and moderae income renal properies in he amoun of $ Aachmens: 1 ORDINANCE BAILEY BILL FEES II (PDF)

2 6. WATER UTILITIES A. Discuss he Wasewaer Treamen Plan SBR modificaions projec change orders. 7. ENGINEERING A. Discuss Phase I and Phase II drainage improvemen projec. 8. ADMINISTRATION A. Discuss ordinances needed o creae incenives o help spur invesmens in he Ciy. 9. ADJOURNMENT A. Moion o adjourn he Special Meeing/Workshop of Ciy Council

3 4.A 120 Norh Fraser ree Georgeown, SC (843) ORDINANCE DOC ID: 2104 A Council Meeing Dae: 27 Ocober 2016 Deparmen: Housing and Communiy Developmen Issue Under Consideraion: Moion o approve second reading of an Ordinance o Amend Chaper 21, Taxaion and Finance, of he Code of Ordinances for he Ciy of Georgeown by Adding Aricle V, Rehabiliaion Tax Incenive Assessmen, Secions hrough Amoun Requesed: N/A Is Iem in Curren Budge? N/A If no, please explain: N/A Financial Impac: N/A Poins o Consider: This was a direcive from Mayor and Council during he June 23, 2016 Council Workshop. Ordinance involves he Bailey Bill on ax incenives for he rehabiliaion of hisoric properies ha are fify (50) years and older, ha could be considered hisorical in naure. This is he second draf ordinance and has been reviewed by saff and Ciy aorney afer firs reading. Opions: Approve or deny he second reading of his Tax Incenive for Rehabiliaed Properies ordinance. aff Recommendaions: aff recommends approving he second reading of his ordinance. Reviews: Rick Marin Compleed 07/14/2016 2:23 PM Paul Gardner Compleed Ann U. Mercer Compleed 07/14/2016 2:28 PM 07/14/2016 3:56 PM Georgeown Ciy Council Compleed 07/21/2016 5:30 PM Aachmens: Bailey Bill Final Ordinance (PDF) Bailey Bill Final Ord marked up (PDF) 3. 3 Hisoric Rehab Tax Form Applicaion Final (PDF) Bailey Bill ordinance efc (2) (PDF) Updaed: 10/18/ :14 AM by Rick Marin A Page 1 Packe Pg. 3

4 4.A MOTION TO APPROVE SECOND READING OF AN ORDINANCE TO AMEND CHAPTER 21, TAXATION AND FINANCE, OF THE CODE OF ORDINANCES FOR THE CITY OF GEORGETOWN BY ADDING ARTICLE V, REHABILITATION TAX INCENTIVE ASSESSMENT, SECTIONS THROUGH Updaed: 10/18/ :14 AM by Rick Marin A Page 2 Packe Pg. 4

5 4.A.1 TAX INCENTIVE FOR REHABILITATED PROPERTY AN ORDINANCE TO AMEND THE CODE OF ORDINANCES FOR THE CITY OF GEORGETOWN BY ADDING ARTICLE V TO CHAPTER 21 WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS Secion 1-9 of he Code of Ordinances of he Ciy of Georgeown allows for he amendmen of he Code of Ordinances from ime o ime; and The Ciy of Georgeown undersands and appreciaes he imporance of he ciy s rich hisory and is hisoric homes; and The Ciy of Georgeown includes a Naional Regiser Hisoric Disric and homes and buildings idenified a he federal, sae, and local level as having hisoric significance; and The Ciy of Georgeown wishes o encourage rehabiliaion of housing rened o he ciy s low o moderae income residens; and The Ciy of Georgeown recognizes he aesheic, economic, and public safey value in revializing hisoric srucures and exising low and moderae income renal propery; and WHEREAS, The Souh Carolina General Assembly has empowered counies and municipaliies o creae special propery ax assessmens o incenivize rehabiliaion of hisoric propery and low o moderae income renal propery; and WHEREAS, In 1997, he Couny of Georgeown adoped a Preservaion and Rehabiliaive Tax Incenive Ordinance; NOW, THEREFORE BE IT ORDAINED by he Mayor and Ciy Council of he Ciy of Georgeown, Souh Carolina, ha he Ciy of Georgeown Code of Ordinances Chaper 21 Taxaion and Finance be amended by he addiion of a new Aricle V: (secions hrough are reserved) Rehabiliaion Tax Incenive Assessmen: Special propery ax assessmen creaed A special ciy propery ax assessmen is creaed for eligible rehabiliaed hisoric properies and low and moderae income renal properies locaed wihin he municipal boundaries of he Ciy of Georgeown for a period of en (10) years. The Couny Assessor shall coninue o deermine he applicable assessmen rae (4% or 6%.) The appropriae rae will apply as follows: For wo (2) years based on he appraised value of he propery a he ime of preliminary cerificaion; Aachmen: Bailey Bill Final Ordinance (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) 1 Packe Pg. 5

6 4.A.1 For eigh (8) years, once cerified, based on he greaer of: (1) he appraised value of he propery a he ime of preliminary cerificaion, or (2) 40% of wha he assessmen would be on he appraised value afer rehabiliaion. For hisoric properies, his shall be known as he Hisoric Rehabiliaion Tax Assessmen(HRTA). For low o moderae income renal properies, his shall be known as he Low and Moderae Income Renal Propery Rehabiliaion Tax Assessmen (RPRTA) (ref , , S.C. Code of Laws, as amended, he Bailey Bill ) Purpose I is he purpose of his ordinance o: (1) Encourage he rehabiliaion of hisoric properies; (2) Encourage he rehabiliaion of low and moderae income renal properies; (3) Promoe communiy developmen and redevelopmen; (4) Encourage sound communiy planning; and (5) Promoe he general healh, safey, and welfare of he communiy Eligible properies If a propery is eligible for boh he Hisoric Rehabiliaion Tax Assessmen and he Low and Moderae Income Renal Propery Tax Assessmen, he propery shall be evaluaed under he HRTA process. I. The Hisoric Rehabiliaion Tax Assessmen (HRTA) is available o owners of properies as follows: A. Cerificaion. In order o be eligible, a hisoric propery mus receive boh preliminary cerificaion prior o beginning work, and final cerificaion. 1. To receive preliminary cerificaion, a propery mus have me he following condiions: (a) (b) (c) Received Hisoric Designaion as defined in 21-82(B) hereinbelow The proposed rehabiliaion work has received a Cerificae of Appropriaeness from he Ciy of Georgeown Archiecural Review Board (herein ARB ) Be a rehabiliaion projec ha commences on or afer he dae of he adopion of his ordinance. Aachmen: Bailey Bill Final Ordinance (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) 2. To receive final cerificaion, a propery mus have me he following condiions: (a) Received preliminary cerificaion; 2 Packe Pg. 6

7 4.A.1 (b) (c) The minimum expendiures for rehabiliaion were incurred and paid; The rehabiliaion mus have been compleed wihin he ime limis specified in 21-83(D) hereinbelow; (d) The compleed rehabiliaion has received approval from he Chief Building Inspecor and ARB Chairman as being consisen wih he plans graned a Cerificae of Appropriaeness by he ARB as par of preliminary cerificaion. B. Hisoric Designaion. As used in his secion, "Hisoric Designaion" means he propery mainains one or more of he following: II. 1. The propery is lised on he Naional Regiser of Hisoric Places 2. The propery is a leas fify (50) years old and is a conribuing propery o he Naional Regiser Hisoric Disric, idenified as such in he curren ediion of he ciy s culural resources survey. 3. The propery is a leas fify (50) years old, is a commercial propery, and has been designaed as a Significan rucure by he Ciy Council according o he crieria idenified in 5-111, Ciy of Georgeown Code of Ordinances. (also ref. crieria for hisoric designaion, , Ciy of Georgeown Zoning Ordinance Zoning Ordinance.) 4. The propery is a leas fify (50) years old and has been designaed by Ciy Council as Hisoric according o he crieria for hisoric designaion, , Zoning Ordinance, and appearing on he ciy Zoning Map idenified as such (ref , Zoning Ordinance.) For properies achieving hisoric designaion under 21-82(B) (3) or (4) in conjuncion wih an applicaion for he Hisoric Rehabiliaion Tax Assessmen, he applican shall uilize he process oulined in 21-84(B) hereinbelow. The Low and Moderae Income Renal Propery Rehabiliaion Tax Assessmen (RPRTA) is available o owners of low and moderae income renal propery, eligible as follows: 1. he propery provides accommodaions under he Secion 8 Program as defined in he Unied aes Housing Ac of 1937, as amended by he Housing and Communiy Ac of 1974 for low and moderae income families and persons defined by Secion (p) S.C. Code; or 2. he expendiures for rehabiliaion of income-producing renal real esae exceed he appraised value of he propery; and he low and moderae income renal housing is locaed in an area designaed by he local governmen as a Low and Moderae Housing Rehabiliaion Disric; and Aachmen: Bailey Bill Final Ordinance (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) 3 Packe Pg. 7

8 4.A.1 3. he rehabiliaion was no commenced or underaken as a resul of a naural disaser, caasrophe, acciden, or force majeure Eligible hisoric rehabiliaion work The Hisoric Rehabiliaion Tax Assessmen is available o owners of eligible properies, o include srucures rehabiliaed and he real propery on which he building is locaed, for rehabiliaion work ha mees he expendiures sandards of Secion C, below, as follows: A. Work o be Reviewed. The following work will be reviewed according o he sandards se forh below: (1) Repairs o he exerior of he designaed building (2) Aleraions o he exerior of he designaed building (3) Any new consrucion on he propery on which he building for which credi was sough or given is locaed (review only; ref (2)(b) for eligible renovaion expendiures) (4) Aleraions o inerior primary public spaces, subsaniaed by documenary, physical, or picorial evidence (ref (B)(5)) B. andards for rehabiliaion work. To be eligible, hisoric rehabiliaions mus be appropriae for he hisoric building and he hisoric disric or area in which i is locaed. This is achieved hrough adherence o he following sandards: 1. The hisoric characer of a propery shall be reained and preserved; he removal of hisoric maerials or aleraions of feaures and spaces ha characerize each propery shall be avoided. 2. Each propery shall be recognized as a physical record of is ime, place and use; changes ha creae a false sense of hisorical developmen shall no be underaken. 3. Mos properies change over ime; hose changes ha have acquired hisoric significance in heir own righ shall be reained and preserved. 4. Disincive feaures, finishes, and consrucion echniques or examples of crafsmanship ha characerize a propery should be preserved. 5. Deerioraed hisoric feaures shall be repaired raher han replaced; where he severiy of deerioraion requires replacemen of a disincive feaure, he new should mach he old in design, color, exure, and oher visual qualiies and, where economically feasible, maerials; replacemen of missing feaures shall be subsaniaed by documenary, physical, or picorial evidence. Aachmen: Bailey Bill Final Ordinance (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) 4 Packe Pg. 8

9 4.A.1 6. Chemical or physical reamens, such as sandblasing, ha cause damage o hisoric maerials shall no be used; he surface cleaning of srucures, if appropriae, shall be underaken using he genles means possible. 7. New addiions, exerior aleraions, or relaed new consrucion shall no desroy hisoric maerials ha characerize he propery; he new work shall be differeniaed from and subordinae o he old and shall be compaible wih he massing, size, scale, and archiecural feaures o proec he hisoric inegriy of he hisoric propery and is environmen. 8. New addiions and adjacen or relaed new consrucion shall be underaken in such a manner ha if removed in he fuure, he essenial form and inegriy of he hisoric propery and is environmen would be unimpaired Minimum expendiures for rehabiliaion. 1. HRTA owner-occupied: The owner s expendiures for rehabiliaion mus equal or exceed fify (50) percen of he fair marke value of he building a he ime of preliminary cerificaion HRTA income-producing (6% assessmen) and RPRTA: The owner s expendiures for rehabiliaion mus exceed he fair marke value of he building Fair marke value means he appraised value as cerified by a real esae appraiser licensed by he ae of Souh Carolina, or he mos recen appraised value published by he Georgeown Couny Tax Assessor. 2. Expendiures for rehabiliaion means he acual cos of rehabiliaion relaing o one or more of he following: (a) (b) (c) (d) Process. Improvemens locaed on or wihin he building as designaed Improvemens ouside of bu direcly aached o he building which are necessary o make he building fully useable (such as verical circulaion) bu shall no include renable/habiable floor space aribuable o new consrucion Archiecural and engineering services aribuable o he design of he improvemens For HRTA, coss necessary o mainain he hisoric characer or inegriy of he building Aachmen: Bailey Bill Final Ordinance (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) A. Fees. Fees may be charged for each applicaion, preliminary cerificaion, final cerificaion, and inspecion of rehabiliaion work a he raes se forh from ime o ime in 5 Packe Pg. 9

10 4.A.1 he official Ciy records on file wih he Ciy Clerk. Fees are payable o he Ciy of Georgeown, and final cerificaion will no be given wihou paymen all fees. B. Applicaion and Plan required. Owners of propery seeking approval of rehabiliaion work and preliminary cerificaion mus submi an applicaion o he ciy o include a plan, prior o beginning work. For he HRTA, he applican shall submi supporing documenaion ha he propery has an Hisoric Designaion as defined in 21-82(B), hereinabove. If he applican is seeking Hisoric Designaion in conjuncion wih he applicaion, he or she shall, in conjuncion wih saff, iniiae he process for Ciy Council review under , Zoning Ordinance. No acion on preliminary cerificaion will be aken unless and unil he Hisoric Designaion is achieved. The ciy s design review process is for ciy sandards. The owner bears responsibiliy for wheher plans are consisen wih sae and/or federal hisoric sandards. C. Preliminary cerificaion. Upon receip of he compleed applicaion, he proposal shall be (1) reviewed by saff (RPRTA), or (2) placed on he nex available agenda of he ARB o deermine if he projec is consisen wih he sandards for rehabiliaion in 21-83(B) hereinabove. Afer he ARB makes is deerminaion, which may or may no include review by he Souh Carolina Deparmen of Archives and Hisory, he owner shall be noified in wriing. Upon receip of his deerminaion he owner may: 1. If he applicaion is approved by saff (RPRTA) or, a Cerificae of Appropriaeness issued (HRTA), he owner may deliver he Preliminary Cerificaion o he Georgeown Couny Tax Assessor in accordance wih he wo year iniial Rehabiliaion Tax Assessmen, and begin rehabiliaion in accordance wih he Ciy s building permi requiremens; 2. For he HRTA, if he applicaion is no approved, revise such applicaion for he ARB D. Subsanive changes. Once preliminary cerificaion is graned, subsanive changes mus be approved by he ciy or he ARB. Unapproved subsanive changes are conduced a he risk of he propery owner and may disqualify he projec from eligibiliy. Addiional expendiures will no qualify he projec for an exension on he special assessmen. E. Final cerificaion 1. Inspecion: The Chief Building Inspecor will inspec compleed projecs o deermine if he work is consisen wih he approved applicaion or Cerificae of Appropriaeness. Upon verificaion ha he projec is consisen wih he preliminary cerificaion and ha expendiures have been made in accordance wih 21-83(C), he Ciy shall issue Final Cerificaion. Aachmen: Bailey Bill Final Ordinance (2104 : Tax Incenive for Rehabiliaed Hisoric Propery). 2. Noice: The Ciy shall, upon final cerificaion, noify he Georgeown Couny Assessor ha such propery has been duly cerified and is eligible for he Ciy s Hisoric Rehabiliaion Tax Assessmen or Low and Moderae Income Renal Propery 6 Packe Pg. 10

11 4.A.1 Rehabiliaion Tax Assessmen. Any furher or oher process wih he Georgeown Couny Assessor is he responsibiliy of he propery owner. 3. Assessmen: Upon receiving Final Cerificaion, and he ciy s providing noice o he Couny, ciy propery ax will be assessed for he remainder of he wo (2) year iniial special assessmen period, if any, on he appraised value of he propery a he ime he preliminary cerificaion was made, and for he nex eigh (8) years a he greaer of (1) he appraised value of he propery a he ime of preliminary cerificaion, or (2) 40% of wha he assessmen would be on he appraised value afer rehabiliaion. (ref. sec ) 4. Term: The Final Cerificaion for he Rehabiliaion Tax Assessmen shall remain valid and apply for en (10) years from preliminary cerificaion, including he ax year in which i was firs issued, absen decerificaion. (ref. sec.21-80, 21-84(H)). F. Time limis. Upon receiving preliminary cerificaion, a propery may be assessed on he value of he propery a he ime of he preliminary cerificaion. Such assessmen shall be for a period ending wo years afer he preliminary cerificaion dae, during which he projec mus be compleed and final cerificaion received. If he minimum expendiures for rehabiliaion have been incurred bu he rehabiliaion projec has no been compleed before he final cerificaion deadline, he propery owner may apply for a one ime exension. Upon receip of a wrien exension applicaion and supporing documenaion and for good cause shown, he ciy may gran an exension of he final cerificaion deadline for an addiional reasonable period no o exceed wo years. If a compleed projec does no comply wih all requiremens for final cerificaion before he deadline and no exension has been graned, any monies no colleced by he Ciy due o he special assessmen mus be paid o he Ciy wih ineres a he rae charged for delinquen ax paymens. G. Addiional work. For he remainder of he special assessmen period afer final cerificaion, any remodeling or consrucion on he propery, oher han ordinary mainenance, shall be subjec o a Cerificae of Appropriaeness o include a finding ha he overall projec is consisen wih he sandards for rehabiliaion. If he Cerificae of Appropriaeness does no issue wih his finding, he propery owner may wihdraw he reques, revise he proposed addiional work demonsraing ha he reasons given for denial have been addressed (ref (7), Zoning Ordinance), or face decerificaion. H. Decerificaion. When he propery has received final cerificaion and has been assessed as rehabiliaed propery, i remains so cerified and mus be graned he HRTA or RPRTA hrough he end of he special assessmen period or unil he propery becomes decerified by any one of he following: Aachmen: Bailey Bill Final Ordinance (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) 1. Wrien reques from he owner o he Direcor of Finance for he Ciy of Georgeown for removal of he HRTA or RPRTA; or 7 Packe Pg. 11

12 4.A.1 2. Rescission because of any change, aleraion, or renovaion which causes he propery o no longer possess he qualiies which made i eligible. (ref ) Noificaion of rescission and/or decerificaion shall be given o he owner, he ciy Finance Direcor, and he Georgeown Couny Assessor. H. Tax year effecive. If an applicaion for preliminary or final cerificaion is filed by May 1 or he preliminary or final cerificaion is approved by Augus 1, he special assessmen auhorized herein is effecive for ha year. Oherwise, i is effecive beginning wih he following year. In no insance may he special assessmen be applied reroacively. [ae law reference Gran of special propery ax assessmens o rehabiliaed hisoric propery and low and moderae income renal propery auhoriy of municipaliies o gran special propery ax assessmens o rehabiliaed hisoric properies and low and moderae income renal properies] BE IT FURTHER ORDAINED, ha all ordinances or pars of ordinances inconsisen wih his Ordinance are hereby repealed o he exen of such inconsisency. ATTEST: Ann U. Mercer, Ciy Clerk Firs Reading: Second Reading: Jack M. Scoville, Jr., Mayor Approved as o Form: Elise F. Crosby, Ciy Aorney Aachmen: Bailey Bill Final Ordinance (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) 8 Packe Pg. 12

13 4.A.2 WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS TAX INCENTIVE FOR REHABILITATED HISTORIC PROPERTY AN ORDINANCE TO AMEND THE CODE OF ORDINANCES FOR THE CITY OF GEORGETOWN BY ADDING ARTICLE V TO CHAPTER 21 Secion 1-9 of he Code of Ordinances of he Ciy of Georgeown allows for he amendmen of he Code of Ordinances from ime o ime; and The Ciy of Georgeown undersands and appreciaes he imporance of he ciy s rich hisory and is hisoric homes; and The Ciy of Georgeown includes a Naional Regiser Hisoric Disric and homes and buildings idenified a he federal, sae, and local level as having hisoric significance; and The Ciy of Georgeown recognizes he aesheic and economic imporance of mainaining and revializing hisoric srucures; and The Ciy of Georgeown wishes o encourage rehabiliaion of housing rened o he ciy s low o moderae income residens; and The Ciy of Georgeown recognizes he aesheic, economic, and public safey value in revializing exising low and moderae income renal propery; and WHEREAS, The Souh Carolina General Assembly has empowered counies and municipaliies o creae special propery ax assessmens o incenivize rehabiliaion of hisoric propery and low o moderae income renal propery; and WHEREAS, In 1997, he Couny of Georgeown adoped a Preservaion and Rehabiliaive Tax Incenive Ordinance; NOW, THEREFORE BE IT ORDAINED by he Mayor and Ciy Council of he Ciy of Georgeown, Souh Carolina, ha he Ciy of Georgeown Code of Ordinances Chaper 21 Taxaion and Finance be amended by he addiion of a new Aricle V: (secions hrough are reserved) Hisoric Rehabiliaion Tax Incenive Assessmen: Special propery ax assessmen creaed A special ciy propery ax assessmen is creaed for eligible rehabiliaed hisoric properies and low and moderae income renal properies locaed wihin he municipal boundaries of he Ciy of Georgeown for a period of en (10) years. The Couny Assessor shall coninue o deermine he applicable assessemen rae (4% or 6%.) The appropriae rae will apply as follows: For wo (2) years based on he appraised value of he propery a he ime of preliminary cerificaion; 1 Formaed: Fon: Bold Formaed: Fon: Bold Aachmen: Bailey Bill Final Ord marked up (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Packe Pg. 13

14 4.A.2 For eigh (8) years, once cerified, based on he greaer of: (1) he appraised value of he propery a he ime of preliminary cerificaion, or (2) 40% of wha he assessemen would be on he appraised value afer rehabiliaion. For hisoric properies, This shall be known as he Hisoric Rehabiliaion Tax Assessmen (HRTA). For low o moderae income renal properies, his shall be known as he Low and Moderae Income Renal Propery Rehabiliaion Tax Assessmen (RPRTA) (ref , , S.C. Code of Laws, as amended, he Bailey Bill ) Purpose I is he purpose of his ordinance o: (1) Encourage he rehabiliaion of hisoric properies; (2) Encourage he rehabiliaion of low and moderae income renal properies; (32) Promoe communiy developmen and redevelopmen; (43) Encourage sound communiy planning; and (54) Promoe he general healh, safey, and welfare of he communiy Eligible properies If a propery is eligible for for boh he Hisoric Rehabiliaion Tax Assessmen and he Low and Moderae Income Renal Propery Tax Assessmen, he propery shall be evaluaed under he HRTA process. I. The Hisoric Rehabiliaion Tax Assessmen (HRTA) is available o owners of properies as follows: A. Cerificaion. In order o be eligible, a hisoric propery mus receive boh preliminary cerificaion prior o beginning work, and final cerificaion. 1. To receive preliminary cerificaion, a propery mus have me he following condiions: (a) (b) (c) Received Hisoric Designaion as defined in 21-82(B) hereinbelow The proposed rehabiliaion work has received a Cerificae of Appropriaeness from he Ciy of Georgeown Archiecural Review Board (herein ARB ) Be a rehabiliaion projec ha commences on or afer he dae of he adopion of his ordinance. 2. To receive final cerificaion, a propery mus have me he following condiions: (a) Received preliminary cerificaion; 2 Formaed: Fon: Bold Aachmen: Bailey Bill Final Ord marked up (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Packe Pg. 14

15 4.A.2 (b) (c) (d) The minimum expendiures for rehabiliaion were incurred and paid; The rehabiliaion mus have been compleed wihin he ime limis specified in 21-83(D) hereinbelow; The compleed rehabiliaion has received approval from he Chief Building Inspecor and ARB Chairman as being consisen wih he plans graned a Cerificae of Appropriaeness by he ARB as par of preliminary cerificaion. B. Hisoric Designaion. As used in his secion, "Hisoric Designaion" means he propery mainains one or more of he following: II. 1. The propery is lised on he Naional Regiser of Hisoric Places 2. The propery is a leas fify (50) years old and is a conribuing propery o he Naional Regiser Hisoric Disric, idenified as such in he curren ediion of he ciy s culural resources survey. 3. The propery is a leas fify (50) years old, is a commercial propery, and has been designaed as a Significan rucure by he Ciy Council according o he crieria idenified in 5-111, Ciy of Georgeown Code of Ordinances. (also ref. crieria for hisoric designaion, , Ciy of Georgeown Zoning Ordinance Zoning Ordinance.) 4. The propery is a leas fify (50) years old and has been designaed by Ciy Council as Hisoric according o he crieria for hisoric designaion, , Zoning Ordinance, and appearing on he ciy Zoning Map idenified as such (ref , Zoning Ordinance.) For properies achieving hisoric designaion under 21-82(B) (3) or (4) in conjuncion wih an applicaion for he Hisoric Rehabiliaion Tax Assessmen, he applican shall uilize he process oulined in 21-84(B) hereinbelow. The Low and Moderae Income Renal Propery Rehabiliaion Tax Assessmen (RPRTA) is available o owenrs of properies as follows: To be eligible o preliminary and final receive cerificaion, a low and moderae income renal propery mus have me he following condiions: 1. he propery provides accomodaions under he Secion 8 Program as defined in he Unied aes Housing Ac of 1937, as amended by he Housing and Communiy Ac of 1974 for low and moderae income families and persons defined by Secion (p) S.C.Code; or 2. he expendiures for rehabiliaion of income-producing renal real esae exceed he appraised value of he propery; and he low and moderae income renal housing is locaed in 3 Formaed: Inden: Hanging: 0.31" Formaed: Fon: Bold Aachmen: Bailey Bill Final Ord marked up (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Packe Pg. 15

16 4.A.2 an area designaed by he local governmen as a Low and Moderae Housing Rehabiliaion Disric; and 3. he rehabiliaion was no commenced or underaken as a resul of a naural disaser, caasrophe, acciden, or force majeure Eligible hisoric rehabiliaion work The Hisoric Rehabiliaion Tax Assessmen is available o owners of eligible properies, o include srucures rehabiliaed and he real propery on which he building is locaed, for rehabiliaion work ha mees he expendiures sandards of Secion C, below, as follows: A. Work o be Reviewed. The following work will be reviewed according o he sandards se forh below: (1) Repairs o he exerior of he designaed building (2) Aleraions o he exerior of he designaed building (3) Any new consrucion on he propery on which he building for which credi was sough or given is locaed (review only, ref (2)(b) for eligible renovaion expendiures) (4) Aleraions o inerior primary public spaces, subsaniaed by documenary, physical, or picorial evidence (ref (B)(5)) B. andards for rehabiliaion work. To be eligible, hisoric rehabiliaions mus be appropriae for he hisoric building and he hisoric disric or area in which i is locaed. This is achieved hrough adherence o he following sandards: 1. The hisoric characer of a propery shall be reained and preserved; he removal of hisoric maerials or aleraions of feaures and spaces ha characerize each propery shall be avoided. 2. Each propery shall be recognized as a physical record of is ime, place and use; changes ha creae a false sense of hisorical developmen shall no be underaken. 3. Mos properies change over ime; hose changes ha have acquired hisoric significance in heir own righ shall be reained and preserved. 4. Disincive feaures, finishes, and consrucion echniques or examples of crafsmanship ha characerize a propery should be preserved. 5. Deerioraed hisoric feaures shall be repaired raher han replaced; where he severiy of deerioraion requires replacemen of a disincive feaure, he new should mach he old in design, color, exure, and oher visual qualiies and, where 4 Formaed: Fon: Ialic Aachmen: Bailey Bill Final Ord marked up (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Packe Pg. 16

17 4.A C. economically feasible, maerials; replacemen of missing feaures shall be subsaniaed by documenary, physical, or picorial evidence. 6. Chemical or physical reamens, such as sandblasing, ha cause damage o hisoric maerials shall no be used; he surface cleaning of srucures, if appropriae, shall be underaken using he genles means possible. 7. New addiions, exerior aleraions, or relaed new consrucion shall no desroy hisoric maerials ha characerize he propery; he new work shall be differeniaed from and subordinae o he old and shall be compaible wih he massing, size, scale, and archiecural feaures o proec he hisoric inegriy of he hisoric propery and is environmen. 8. New addiions and adjacen or relaed new consrucion shall be underaken in such a manner ha if removed in he fuure, he essenial form and inegriy of he hisoric propery and is environmen would be unimpaired. Minimum expendiures for rehabiliaion required. 1. HRTA owner-occupied: The owner s expendiures for in rehabiliaioning he building mus equal or exceed fifyweny (520) percen of he fair marke value of he building a he ime of preliminary cerificaion HRTA income-producing (6% assessmen) and RPRTA:.The owner s expendiures for rehabiliaion mus exceed he fair marke value of he building Fair marke value means he appraised value as cerified by a real licensed by he ae of Souh Carolina, or he mos recen appraised by he Georgeown Couny Tax Assessor. 5 esae appraiser value published 2. Expendiures for rehabiliaion means he acual cos of rehabiliaion relaing o one or more of he following: (a) (b) (c) Improvemens locaed on or wihin he hisoric building as designaed Improvemens ouside of bu direcly aached o he hisoric building which are necessary o make he building fully useable (such as verical circulaion) bu shall no include renable/habiable floor space aribuable o new consrucion Archiecural and engineering services aribuable o he design of he improvemens (d) For HRTA, ccoss necessary o mainain he hisoric characer or inegriy of he building D. Time limis. Upon receiving preliminary cerificaion, a propery may be assessed on he appraised value of he propery a he ime of he preliminary cerificaion. Formaed: Inden: Hanging: 0.5" Formaed: Fon: Bold Formaed: Fon: Bold Formaed: Tab sops: No a 0.5" Formaed: Underline Aachmen: Bailey Bill Final Ord marked up (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Packe Pg. 17

18 4.A.2 Such assessmen shall be for a period ending wo years afer he preliminary cerificaion dae, during which he rehabiliaion projec mus be compleed and final cerificaion received. The rehabiliaion projec mus receive final cerificaion prior o he final cerificaion deadline o be eligible for he Hisoric Rehabiliaion Tax Assessmen. If he minimum expendiures for rehabiliaion have been incurred bu he rehabiliaion projec has no been compleed and final cerificaion received before he final cerificaion deadline, he propery owner may apply o he ARB for a one ime exension of he final cerificaion deadline. Upon receip of a wrien exension applicaion and supporing documenaion and for good cause shown, he ARB may gran an exension of he final cerificaion deadline for an addiional reasonable period no o exceed wo years. Upon approval of such exension he propery shall coninue o receive he condiional special assessmen unil he projec is compleed and final cerificaion is received, or expiraion of he final cerificaion deadline, which ever shall firs occur. If a compleed projec does no comply wih all requiremens for final cerificaion before he final cerificaion deadline, final cerificaion mus no be graned, and any monies no colleced by he Ciy due o he special assessmen mus be paid o he Ciy, wih ineres a he rae charged from ime o ime for delinquen ax paymens Process. A. Fees. Fees may be charged for each applicaion, preliminary cerificaion, final cerificaion, and inspecion of rehabiliaion work a he raes se forh from ime o ime in he official Ciy records on file wih he Ciy Clerk. Fees are payable o he Ciy of Georgeown, and final cerificaion will no be given wihou paymen all fees. B. Applicaion and Plan required. Owners of propery seeking approval of rehabiliaion work and preliminary cerificaion mus submi an applicaion o he ciy. Rehabiliaion of Hisoric Propery applicaion, o include a plan, prior o beginning work. For he HRTA, The applican shall submi supporing documenaion ha he propery has an Hisoric Desginaion as defined in 21-82(B), hereinabove. If he applican is seeking Hisoric Designaion in conjuncion wih he applicaion, he or she shall, in conjuncion wih saff, iniiae he process for Ciy Council review under , Zoning Ordinance. No acion on preliminary cerificaion will be aken unless and unil he Hisoric Designaion is achieved. The ciy s design review process is for ciy sandards. The owner bears responsibiliy for wheher plans are consisen wih sae and/or federal hisoric sandards. C. Preliminary cerificaion. Upon receip of he compleed applicaion, he proposal shall be (1) reviewed by saff (RPRTA), or (2) placed on he nex available agenda of he ARB o deermine if he projec is consisen wih he sandards for rehabiliaion in 21-83(B) hereinabove. Afer he ARB makes is deerminaion, which may or may no include review 6 Aachmen: Bailey Bill Final Ord marked up (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Packe Pg. 18

19 4.A.2 by he Souh Carolina Deparmen of Archives and Hisory, he owner shall be noified in wriing. Upon receip of his deerminaion he owner may: 1. If he applicaion is approved by saff (RPRTA) or, and a Cerificae of Appropriaeness issued (HRTA), he owner may deliver he Preliminary Cerificaion o he Georgeown Couny Tax Assessor in accordance wih he wo year iniial Rehabiliaion Tax Assessmen HRTA, and begin rehabiliaion in accordance wih he Ciy s building permi requiremens; 2. For he HRTA, iif he applicaion is no approved, revise such applicaion for in accordance wih commens provided by he ARB D. Subsanive changes. Once preliminary cerificaion is graned, subsanive changes mus be approved by he ciy or he ARB. Unapproved subsanive changes are conduced a he risk of he propery owner and may disqualify he projec from eligibiliy. Addiional expendiures will no qualify he projec for an exension on he special assessmen. E. Final cerificaion 1. Inspecion: The Chief Building Inspecor and ARB Chairman will inspec compleed projecs o deermine if he work is consisen wih he approved applicaion or Cerificae of Appropriaeness. Upon verificaion ha he projec is consisen wih he preliminary cerificaion and ha expendiures have been made in accordance wih 21-83(C), he Ciy shall issue Final Cerificaion.. 2. Noice: The Ciy shall, upon final cerificaion, noify he Georgeown Couny Assessor ha such propery has been duly cerified and is eligible for he Ciy s Hisoric Rehabiliaion Tax Assessmen or Low and Moderae Income Renal Propery Rehabiliaion Tax Assessmen. Any furher or oher process wih he Georgeown Couny Assessor is he responsibiliy of he propery owner. 3. Assessmen: Upon receiving Final Cerificaion, and he ciy s providing noice o he Couny, ciy he propery ax will be assessed for he remainder of he wo (2) year iniial HRTA special assessmen period, if any, on he appraised value of he propery a he ime he preliminary cerificaion was made, and for he nex eigh (8) years a he greaer of (1) he appraised value of he propery a he ime of preliminary cerificaion, or (2) 40% of wha he assessemen would be on he appraised value afer rehabiliaion. (ref. sec ) 4. Term: The Final Cerificaion for he Hisoric Rehabiliaion Tax Assessmen shall remain valid and apply for en (10) years from preliminary cerificaion, including he ax year in which i was firs issued, absen decerificaion. (ref. sec.21-80, 21-84(H)). F. Time limis. Upon receiving preliminary cerificaion, a propery may be assessed on he appraised value of he propery a he ime of he preliminary cerificaion. Such assessmen shall be for a period ending wo years afer he preliminary cerificaion 7 Formaed: No underline Aachmen: Bailey Bill Final Ord marked up (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Packe Pg. 19

20 4.A.2 GF. HG. dae, during which he rehabiliaion projec mus be compleed and final cerificaion received. The rehabiliaion projec mus receive final cerificaion prior o he final cerificaion deadline o be eligible for he Rehabiliaion Tax Assessmen. If he minimum expendiures for rehabiliaion have been incurred bu he rehabiliaion projec has no been compleed and final cerificaion received before he final cerificaion deadline, he propery owner may apply for a one ime exension of he final cerificaion deadline. Upon receip of a wrien exension applicaion and supporing documenaion and for good cause shown, he ciymay gran an exension of he final cerificaion deadline for an addiional reasonable period no o exceed wo years. Upon approval of such exension he propery shall coninue o receive he condiional special assessmen unil he projec is compleed and final cerificaion is received, or expiraion of he final cerificaion deadline, which ever shall firs occur. If a compleed projec does no comply wih all requiremens for final cerificaion before he final cerificaion deadline, final cerificaion mus no be graned, and any monies no colleced by he Ciy due o he special assessmen mus be paid o he Ciy, wih ineres a he rae charged from ime o ime for delinquen ax paymens. Addiional work. For he remainder of he special assessmen period afer final cerificaion, any remodeling or consrucion on he propery, oher han ordinary mainenance, shall be subjec o a Cerificae of Appropriaeness o include a finding ha he overall projec is consisen wih he sandards for rehabiliaion. If he Cerificae of Appropriaeness does no issue wih his finding, he propery owner may wihdraw he reques, revise he proposed addiional work demonsraing ha he reasons given for denial have been addressed (ref (7), Zoning Ordinance), or face decerificaion. Decerificaion. When he propery has received final cerificaion and has been assessed as rehabiliaed hisoric propery, i remains so cerified and mus be graned he HRTA hrough he end of he special assessmen period or unil he propery becomes decerified by any one of he following: 1. Wrien reques from he owner o he Direcor of Finance for he Ciy of Georgeown for removal of he HRTA or RPRTA; or 2. Rescission because of any change, aleraion, or renovaion which causes he propery o no longer possess he qualiies and feaures which made i eligible. (ref ) Noificaion of rescission and/or decerificaion shall be given o he owner, he ciy Finance Direcor, and he Georgeown Couny Assessor. H. Tax year effecive. If an applicaion for preliminary or final cerificaion is filed by May 1 or he preliminary or final cerificaion is approved by Augus 1, he special assessmen auhorized herein is effecive for ha year. Oherwise, i is effecive beginning wih he following year. In no insance may he special assessmen be applied reroacively. 8 Aachmen: Bailey Bill Final Ord marked up (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Packe Pg. 20

21 4.A.2 [ae law reference Gran of special propery ax assessmens o rehabiliaed hisoric propery and low and moderae income renal propery ; auhoriy of municipaliies o gran special propery ax assessmens o rehabiliaed hisoric properies and low and moderae income renal properies]. BE IT FURTHER ORDAINED, ha all ordinances or pars of ordinances inconsisen wih his Ordinance are hereby repealed o he exen of such inconsisency. ATTEST: Ann U. Mercer, Ciy Clerk Firs Reading: Second Reading: Jack M. Scoville, Jr., Mayor 9 Approved as o Form: Elise F. Crosby, Ciy Aorney Aachmen: Bailey Bill Final Ord marked up (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Packe Pg. 21

22 Ciy of Georgeown Housing & Communiy Developmen Deparmen REHABILITATED HISTORIC PROPERTY APPLICATION PART A - PRELIMINARY REVIEW FORM 4.A.3 This applicaion is used by he Ciy o review rehabiliaion work on hisoric properies, in accordance wih Souh Carolina 1976 Code Secion , and perinen regulaions. A separae applicaion should be submied for each hisoric building, unless hey were funcionallyrelaed during he hisoric period, in which case hey can be submied as a hisoric complex. Applicaions mus include aachmens as lised below and he required review fee o be considered complee. Submi applicaion o he Housing & Communiy Developmen Deparmen, PO Drawer 939, Georgeown, SC Phone: ; fax PROPERTY INFORMATION Hisoric Name of Propery (if known) Address Ciy Use: [ ] Owner-occupied [ ] Income-producing Esimaed projec sar dae Esimaed projec compleion dae Esimaed projec coss $ *Fair Marke Value of building $ Taxable value of propery $ (PLEASE NOTE: FMV and axable value of a propery may be differen. FMV of he building is used o deermine he hreshold for qualifying expenses for he Bailey Bill. The applican is responsible for verificaion of he axable value of a propery and should consul wih he Ciy of Georgeown on his maer; he axable value as undersood by he Ciy of a propery a he ime of preliminary cerificaion will deermine he value a which he propery will be assessed for he 20 year abaemen period). 2. HISTORIC DESIGNATION The propery mus have been designaed "hisoric" by he local governmen allowing his incenive. This building is a: [ ] Ciy Landmark Building [ ] Conribuing srucure in local hisoric disric [ ] Conribuing srucure in Naional Regiser Disric ouside of Ciy [ ] Naional Regiser srucure Give BRIEF overview of he hisory of he building: Significance: Consrucion Dae: Describe major aleraions or addiions (give daes) 3. ATTACHMENTS The following informaion is needed o process your applicaion. Please send complee informaion wih he iniial submission: [X] An original signed and compleed applicaion; [ ] $100 check, made ou o he Ciy of Georgeown, for all properies; applicaion fees are non-refundable. [ ] Phoographs clearly showing no only he areas o be rehabiliaed, bu also overall views of he building; [ ] Skeched or archiecural floor plans of pre-rehabiliaion condiions; and [ ] Skeched or archiecural floor plans of he proposed work. [ ] Esimaes for proposed work on each archiecural feaure. 4. OWNER INFORMATION Name Signaure Address Dae Dayime Phone Aachmen: Hisoric Rehab Tax Form Applicaion Final (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Packe Pg. 22

23 4.A.3 HOUSING & COMMUNITY DEVELOPMENT DEPARTMENT USE ONLY [ ] The work as described in his applicaion and aachmens appears o mee he andards for Rehabiliaion and would receive final approval if compleed as described. [ ] The work as described in his applicaion and aachmens would mee he andards for Rehabiliaion if he Special Condiions on he aached shee are me. [ ] The work as described in his applicaion and aachmens does no appear o mee he andards for Rehabiliaion and is no approved for his propery. The aached shee describes he specific problems wih he proposed work. Auhorized Signaure Dae 5. DESCRIPTION OF PROPOSED WORK Use he spaces below o describe he proposed work. Archiecural feaures would include iems such as: roof; exerior brick or siding; windows; doors; sie/landscape feaures; enrance hall; main sair; parlors; fireplaces/manles; floors/walls/ceilings; mechanical/elecrical/plumbing; ec. If an applicaion has been submied for he federal Invesmen Tax Credis, you may use a copy of he descripion of he proposed work from he federal form for his secion, bu your submial mus sill include he informaion in secions 1 hrough 4. Archiecural feaure: Roof Approximae dae of feaure: Unknown Describe feaure and is condiion: Roof is old and has damage / deerioraion. Shingles are close o he end of heir useful life and here is sheahing ro on he eaves. There is evidence of roof leaking on he rear addiion. Phoograph No. 1-5 Drawing No. Archiecural feaure: Chimney Approximae dae of feaure: 1930 Describe feaure and is condiion: Roof is old and has damage / deerioraion. Shingles are close o he end of heir useful life and here is sheahing ro on he eaves. There is evidence of roof leaking on he rear addiion. Phoograph No. 6 Drawing No. Archiecural feaure: Fron Porch Approximae dae of feaure: Unknown Describe feaure and is condiion: Roof is old and has damage / deerioraion. Shingles are close o he end of heir useful life and here is sheahing ro on he eaves. There is evidence of roof leaking on he rear addiion. Describe work and impac on feaure: Remove old shingles from original house and rear addiion. Repair / replace roof decking where needed. Insall new 30 year shingles. This should exend he life of he roof and preven fuure waer infilraion ino he house. Describe work and impac on feaure: Replace op secion of chimney and repoin remaining porion. Add chimney cap. This will resore he chimney and preven fuure deerioraion. Also will preven animals from geing ino he chimney. Describe work and impac on feaure: Remove old flooring and repair any damage o supporing srucure. Replace flooring wih new ongue and groove boards. Pain / seal new flooring. Replace damaged ceiling boards wih new and pain ceiling. Add new wood railing ha conforms o code. This will improve safey of porch, lenghen is useful life and improve aesheics of he house. Aachmen: Hisoric Rehab Tax Form Applicaion Final (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Phoograph No Drawing No. Packe Pg. 23

24 Ciy of Georgeown Housing & Communiy Developmen Deparmen REHABILITATED HISTORIC PROPERTY APPLICATION PART B - FINAL REVIEW FORM 4.A.3 Use his form o reques Final Approval for Rehabiliaed Hisoric Properies. This form is designed o follow he Par A-Preliminary Review Form, in which he owner describes he proposed rehabiliaion work. Submi applicaion o he Housing & Communiy Developmen Dep, PO Drawer 939, Georgeown, SC Phone: ; fax PROPERTY INFORMATION Hisoric Name of Propery (if known) Address Ciy, Souh Carolina Zip 2. ATTACHMENTS The following informaion is needed o process your applicaion. Incomplee applicaions will unnecessarily delay he Ciy's review of your projec. Please send complee informaion wih he iniial submission: [ ] A complee and signed Par B form; [ ] Paid iemized invoices clearly indicaing qualified rehabiliaion expenses; [ ] Phoographs, keyed o he rehabiliaion plans of he exerior and he inerior showing no only he areas where rehabiliaion was performed, bu also overall views of he compleed projec. 3. OWNER INFORMATION Name Signaure Address Dae Dayime Phone HOUSING & COMMUNITY DEVELOPMENT DEPARTMENT USE ONLY [ ] The compleed work as documened in his applicaion and aachmens mees he andards for Rehabiliaion and is approved for his propery. This approval is on sep in qualifying for he special propery ax assessmen for Rehabiliaed Hisoric Propery. OWNERS SHOULD NOTE THAT he Ciy reserves he righ o inspec he propery wihin he (20 year) ime period ha is covered by his special ax assessmen. Work ha is no as i was represened in he applicaion and/or addiional work ha is no in conformance wih he andards for Rehabiliaion may be cause for he Ciy o rescind he approval. Work causing he approval o be rescinded would make he enire projec ineligible for he special ax assessmen, and wrien noice of he rescinded approval shall be provided o all appropriae local officials. Addiional work on he propery ha is proposed afer he Final Approval should be submied on a Par A - Amendmen Form. [ ] The compleed work does no mee he andards for Rehabiliaion and is no approved for his propery. The aached shee describes he specific problems wih he proposed work. Aachmen: Hisoric Rehab Tax Form Applicaion Final (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) Auhorized Signaure Dae See aached shee Packe Pg. 24

25 4.A.4 AN ORDINANCE TO AMEND CHAPTER 21, TAXATION AND FINANCE, OF THE CODE OF ORDINANCES FOR THE CITY OF GEORGETOWN BY ADDING ARTICLE V, HISTORIC RENOVATION TAX INCENTIVE ASSESSMENT, SECTIONS THROUGH WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, Secion 1-9 of he Code of Ordinances of he Ciy of Georgeown allows for he amendmen of he Code of Ordinances from ime o ime; and The Ciy of Georgeown undersands and appreciaes he imporance of he ciy s rich hisory and is hisoric homes; and The Ciy of Georgeown includes a Naional Regiser Hisoric Disric and homes and buildings idenified a he federal, sae, and local level as having hisoric significance; and The Ciy of Georgeown recognizes he aesheic and economic imporance of mainaining and revializing hisoric srucures; and The Souh Carolina General Assembly has empowered counies and municipaliies o creae special propery ax assessmens o incenivize rehabiliaion of hisoric propery; and The Couny of Georgeown has a Preservaion and Rehabiliaive Tax Incenive Ordinance; NOW, THEREFORE BE IT ORDAINED by he Mayor and Ciy Council of he Ciy of Georgeown, Souh Carolina, ha he Ciy of Georgeown Code of Ordinances Chaper 21 Taxaion and Finance be amended by he addiion of a new Aricle V, Secions hrough (secions hrough are reserved) ARTICLE V. HISTORIC RENOVATION TAX INCENTIVE ASSESSMENT Special propery ax assessmen creaed A special propery ax assessmen is creaed for eligible rehabiliaed hisoric properies locaed wihin he municipal boundaries of he Ciy of Georgeown for a period of weny (20) years equal o he appraised value of he propery a he ime of preliminary cerificaion. This shall be known as he Hisoric Renovaion Tax Incenive Assessmen. (ref , , S.C. Code of Laws, as amended, he Bailey Bill ) Purpose Aachmen: Bailey Bill ordinance efc (2) (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) I is he purpose of his ordinance o: (1) Encourage he resoraion of hisoric properies; 1 Packe Pg. 25

26 4.A.4 (2) Promoe communiy developmen and redevelopmen; (3) Encourage sound communiy planning; and (4) Promoe he general healh, safey, and welfare of he communiy Eligible properies The Hisoric Renovaion Tax Incenive Assessmen is available o owners of properies as follows: A. Cerificaion. In order o be eligible, a hisoric propery mus receive boh preliminary cerificaion prior o beginning work, and final cerificaion. 1. To receive preliminary cerificaion, a propery mus have me he following condiions: (a) (b) (c) Received Hisoric Designaion as defined in A.2.(b) hereinbelow The proposed rehabiliaion work has received a Cerificae of Appropriaeness from he Ciy of Georgeown Archiecural Review Board (herein ARB ) Be a rehabiliaion projec ha commences on or afer he dae of he adopion of his ordinance. 2. To receive final cerificaion, a propery mus have me he following condiions: (a) (b) (c) (d) Received preliminary cerificaion; The minimum expendiures for rehabiliaion were incurred and paid; The rehabiliaion mus have been compleed wihin he ime limis specified in 21-83(D) hereinbelow; The compleed rehabiliaion has received approval from he Chief Building Inspecor and ARB Chairman as being consisen wih he plans graned a Cerificae of Appropriaeness by he ARB as par of preliminary cerificaion. B. Hisoric Designaion. As used in his secion, "Hisoric Designaion" means he propery mainains one or more of he following: 1. The propery is lised on he Naional Regiser of Hisoric Places eiher individually or as a conribuing propery in he Naional Regiser lised Hisoric Disric. 2. The propery is a leas fify (50) years old and is a conribuing propery in a local hisoric disric as designaed by he Ciy Council. Aachmen: Bailey Bill ordinance efc (2) (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) 3. The propery is a leas fify (50) years old, and has been designaed as hisoric by he Ciy Council and/or is a significan srucure as defined in 5-111, Ciy of Georgeown Code of Ordinances. 2 Packe Pg. 26

27 4.A.4 (also ref. crieria for hisoric designaion, , Ciy of Georgeown Zoning Ordinance.) Eligible rehabiliaion work The Hisoric Renovaion Tax Incenive Assessmen is available o owners of eligible properies, o include srucures rehabiliaed and he real propery on which he building is locaed, for rehabiliaion work as follows: A. Eligible Work. The following work will be reviewed according o he sandards se forh below: (1) Repairs o he exerior of he designaed building (2) Aleraions o he exerior of he designaed building (3) New consrucion on he propery on which he building is locaed (4) Aleraions o inerior primary public spaces (5) Any remaining work where he expendiures for such work are being used o saisfy he minimum expendiures for rehabiliaion. B. andards for rehabiliaion work. To be eligible, hisoric rehabiliaions mus be appropriae for he hisoric building and he hisoric disric or area in which i is locaed. This is achieved hrough adherence o he following sandards: 1. The hisoric characer of a propery shall be reained and preserved; he removal of hisoric maerials or aleraions of feaures and spaces ha characerize each propery shall be avoided. 2. Each propery shall be recognized as a physical record of is ime, place and use; changes ha creae a false sense of hisorical developmen shall no be underaken. 3. Mos properies change over ime; hose changes ha have acquired hisoric significance in heir own righ shall be reained and preserved. 4. Disincive feaures, finishes, and consrucion echniques or examples of crafsmanship ha characerize a propery should be preserved. 5. Deerioraed hisoric feaures shall be repaired raher han replaced; where he severiy of deerioraion requires replacemen of a disincive feaure, he new should mach he old in design, color, exure, and oher visual qualiies and, where economically feasible, maerials; replacemen of missing feaures shall be subsaniaed by documenary, physical, or picorial evidence. Aachmen: Bailey Bill ordinance efc (2) (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) 3 Packe Pg. 27

28 4.A.4 6. Chemical or physical reamens, such as sandblasing, ha cause damage o hisoric maerials shall no be used; he surface cleaning of srucures, if appropriae, shall be underaken using he genles means possible. 7. New addiions, exerior aleraions, or relaed new consrucion shall no desroy hisoric maerials ha characerize he propery; he new work shall be differeniaed from and subordinae o he old and shall be compaible wih he massing, size, scale, and archiecural feaures o proec he hisoric inegriy of he hisoric propery and is environmen. 8. New addiions and adjacen or relaed new consrucion shall be underaken in such a manner ha if removed in he fuure, he essenial form and inegriy of he hisoric propery and is environmen would be unimpaired. C. Minimum expendiures for rehabiliaion required. 1. The owner s expendiures in rehabiliaing he building exceed weny (20) percen of he fair marke value of he building. Fair marke value means he appraised value as cerified by a real esae appraiser licensed by he ae of Souh Carolina, he sales price as delineaed in a bona fide conrac of sale wihin welve (12) monhs of he ime i is submied, or he mos recen appraised value published by he Georgeown Couny Tax Assessor. 2. Expendiures for rehabiliaion means he acual cos of rehabiliaion relaing o one or more of he following: (a) Improvemens locaed on or wihin he hisoric building as designaed (b) Improvemens ouside of bu direcly aached o he hisoric building which are necessary o make he building fully useable (such as verical circulaion) bu shall no include renable/habiable floor space aribuable o new consrucion (c) Archiecural and engineering services aribuable o he design of he improvemens (d) Coss necessary o mainain he hisoric characer or inegriy of he building D. Time limis. Upon receiving preliminary cerificaion, a propery shall be condiionally assessed on he fair marke value of he propery a he ime of he preliminary cerificaion. Such condiional special assessmen shall be for a period ending wo years afer he preliminary cerificaion dae (herein final cerificaion deadline ), during which he rehabiliaion projec mus be compleed and final cerificaion received. Aachmen: Bailey Bill ordinance efc (2) (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) The rehabiliaion projec mus receive final cerificaion prior o he final cerificaion deadline o be eligible for he Hisoric Rehabiliaion Tax Incenive Assessmen. 4 Packe Pg. 28

29 4.A.4 If he minimum expendiures for rehabiliaion have been incurred bu he rehabiliaion projec has no been compleed and final cerificaion received before he final cerificaion deadline, he propery owner may apply o he ARB for a one ime exension of he final cerificaion deadline. Upon receip of a wrien exension applicaion and supporing documenaion and for good cause shown, he ARB may gran an exension of he final cerificaion deadline for an addiional reasonable period no o exceed wo years. Upon approval of such exension he propery shall coninue o receive he condiional special assessmen unil he projec is compleed and final cerificaion is received, or expiraion of he final cerificaion deadline, which ever shall firs occur. If a compleed projec does no comply wih all requiremens for final cerificaion before he final cerificaion deadline, final cerificaion mus no be graned, and any monies no colleced by he Ciy due o he special assessmen mus be paid o he Ciy, wih ineres a he rae charged from ime o ime for delinquen ax paymens Process. A. Fees. Fees may be charged for each applicaion, preliminary cerificaion, final cerificaion, and inspecion of rehabiliaion work a he raes se forh from o ime in he official Ciy records on file wih he Ciy Clerk. Fees are payable o he Ciy of Georgeown, and final cerificaion will no be given wihou paymen all fees. B. Plan required. Owners of propery seeking approval of rehabiliaion work and preliminary cerificaion mus submi a rehabiliaion of hisoric propery applicaion wih supporing documenaion prior o beginning work. C. Preliminary cerificaion. Upon receip of he compleed applicaion, he proposal shall be placed on he nex available agenda of he ARB o deermine if he projec is consisen wih he sandards for rehabiliaion in 21-83(B) hereinabove. Afer he ARB makes is deerminaion, he owner shall be noified in wriing. Upon receip of his deerminaion he owner may: 1. If he applicaion is approved, and a Cerificae of Appropriaeness issued, begin rehabiliaion in accordance wih he Ciy s building permi requiremens; 2. If he applicaion is no approved, revise such applicaion in accordance wih commens provided by he ARB D. Subsanive changes. Once preliminary cerificaion is graned, subsanive changes mus be approved by he ARB. Unapproved subsanive changes are conduced a he risk of he propery owner and may disqualify he projec from eligibiliy. Addiional expendiures will no qualify he projec for an exension on he special assessmen. Aachmen: Bailey Bill ordinance efc (2) (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) E. Final cerificaion 1. Inspecion: The Chief Building Inspecor and ARB Chairman will inspec compleed projecs o deermine if he work is consisen wih he Cerificae of Appropriaeness. 5 Packe Pg. 29

30 4.A.4 Upon verificaion ha he projec is consisen wih he preliminary cerificaion and ha expendiures have been made in accordance wih 21-83(C), he Ciy shall issue Final Cerificaion.. 2. Assessmen: Upon receiving Final Cerificaion, he propery will be assessed by he municipaliy for he remainder of he weny (20) year special assessmen period on he fair marke value of he propery a he ime he preliminary cerificaion was made. This is he Hisoric Rehabiliaion Tax Incenive Assessmen. 3. Noice: The Ciy shall, upon final cerificaion, noify he Georgeown Couny Assessor, Audior and Treasurer ha such propery has been duly cerified and is eligible for he Ciy s Hisoric Rehabiliaion Tax Incenive Assessmen. The applicaion process a he Couny, if any, is he responsibiliy of he propery owner. 4. Term: The Final Cerificaion for he Hisoric Rehabiliaion Tax Incenive Assessmen shall remain valid and apply for weny (20) years, including he ax year in which i was firs issued, absen decerificaion. (ref. sec.21-84(h)). G. Addiional work. For he remainder of he special assessmen period afer final cerificaion, any remodeling or consrucion on he propery, oher han ordinary mainenance, shall be subjec o a Cerificae of Appropriaeness o include ha he overall projec is consisen wih he sandards for rehabiliaion. If he Cerificae of Appropriaeness does no issue wih his finding, he propery owner may wihdraw he reques, revise he proposed addiional work, or face decerificaion. H. Decerificaion. When he propery has received final cerificaion and has been assessed as rehabiliaed hisoric propery, i remains so cerified and mus be graned he Hisoric Rehabiliaion Tax Incenive Assessmen hrough he end of he special assessmen period or unil he propery becomes decerified by any one of he following: 1. Wrien reques from he owner o he Direcor of Finance for he Ciy of Georgeown for removal of he Hisoric Rehabiliaion Tax Incenive Assessmen; or 2. Rescission because of aleraions or renovaion which cause he propery o no longer possess he qualiies and feaures which made i eligible for final cerificaion. (ref (G) 3. Noificaion of decerificaion by he Ciy shall be given o he Georgeown Couny Assessor, Audior, and Treasurer. I. Tax year effecive. If an applicaion for preliminary or final cerificaion is filed by May 1 or he preliminary or final cerificaion is approved by Augus 1, he special assessmen auhorized herein is effecive for ha year. Oherwise, i is effecive beginning wih he following year. In no insance may he special assessmen be applied reroacively. Aachmen: Bailey Bill ordinance efc (2) (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) ae law reference Gran of special propery ax assessmens o rehabiliaed hisoric propery ; auhoriy of municipaliies o gran special propery ax assessmens o 6 Packe Pg. 30

31 4.A.4 rehabiliaed hisoric properies. BE IT FURTHER ORDAINED, ha all ordinances or pars of ordinances inconsisen wih his Ordinance are hereby repealed o he exen of such inconsisency. ATTEST: Ann U. Mercer, Ciy Clerk Firs Reading: Second Reading: Jack M. Scoville, Jr., Mayor Approved as o Form: Elise F. Crosby, Ciy Aorney Aachmen: Bailey Bill ordinance efc (2) (2104 : Tax Incenive for Rehabiliaed Hisoric Propery) 7 Packe Pg. 31

32 4.B 120 Norh Fraser ree Georgeown, SC (843) ORDINANCE DOC ID: 2140 Council Meeing Dae: 27 Ocober 2016 Deparmen: Housing and Communiy Developmen Issue Under Consideraion: Moion o approve second reading of an ordinance o amend he 2016 revision of he Land Use Elemen of he Comprehensive Plan for he Ciy of Georgeown. Amoun Requesed: N/A Is Iem in Curren Budge? N/A If no, please explain: N/A Financial Impac: N/A Poins o Consider: The Comprehensive Plan is comprised of nine (9) elemens, Land Use being he firs and mos imporan. Ciy saff, Planning Commission, Comp Plan Sub- Commiee, and WRCOG has been working ogeher o review and edi he Land Use Elemen over he pas few monhs. All edis from he 2011 Comprehensive Plan are highlighed. Goal #8 (pg.140) focuses around he Primary and Secondary redevelopmen areas near he old eel Mill and a new mixed-use zoning disric. Developmen of his new "mixed-use" zoning disric for his area will follow he Land Use Elemen adopion by a couple monhs. A resoluion for he adopion of he Land Use Elemen of he Comprehensive Plan, signed by he Planning Commission chairman, is aached. Opions: Approve or deny his reques for an ordinance amending he Land Use Elemen. aff Recommendaions: aff recommends approving his reques. Reviews: Rick Marin Compleed 09/07/2016 1:44 PM Paul Gardner Compleed Ann U. Mercer Compleed 09/07/2016 4:46 PM 09/12/ :49 AM Georgeown Ciy Council Compleed 09/15/2016 5:30 PM Aachmens: Land Use Elemen Ordinance (PDF) 2. 2 Signed Resoluion (PDF) Updaed: 10/21/2016 2:40 PM by Ann U. Mercer Page 1 Packe Pg. 32

33 3. 3 Planning Commission Draf LU Elemen (PDF) 4. 4 Planning Commission Maps (PDF) 4.B Updaed: 10/21/2016 2:40 PM by Ann U. Mercer Page 2 Packe Pg. 33

34 4.B MOTION TO APPROVE SECOND READING OF AN ORDINANCE TO AMEND THE 2016 REVISION OF THE LAND USE ELEMENT OF THE COMPREHENSIVE PLAN FOR THE CITY OF GEORGETOWN. Updaed: 10/21/2016 2:40 PM by Ann U. Mercer Page 3 Packe Pg. 34

35 4.B.1 AN ORDINANCE ADOPTING THE 2016 REVISION OF THE LAND USE ELEMENT OF THE COMPREHENSIVE PLAN FOR THE CITY OF GEORGETOWN WHEREAS, The Souh Carolina Code Secion# requires he governing body o adop he comprehensive plan or elemen by ordinance; and WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, The Ciy of Georgeown undersands and appreciaes he necessiy of mainaining he comprehensive plan in accordance wih he Souh Carolina Code; and The Ciy of Georgeown has adoped a Comprehensive Plan eniled Ciy of Georgeown Comprehensive Plan 2011; and Secion (E) of he ae Code requires he planning commission o review he comprehensive plan or elemens of i as ofen as necessary, bu no less han once every five years, o deermine wheher changes in he amoun, kind, or direcion of developmen of he area or oher reasons make i desirable o make addiions or amendmens o he plan; and The Ciy of Georgeown Planning Commission has conduced a review of he comprehensive plan's land use elemen and has deermined ha addiions and amendmens o he land use elemen are desirable; and The Ciy Council of he Ciy of Georgeown canno approve he plan on final reading unil he Planning Commission has recommended he plan; and The Planning Commission held a public hearing on Augus 23, 2016 and resolved o recommend o he Ciy Council cerain amendmens o he Land Use Elemen of he Ciy of Georgeown Comprehensive Plan; and The governing body mus hold a public hearing afer publishing a leas 30 days noice of he ime and place of hearing in a general circulaion newspaper in he communiy; NOW, THEREFORE BE IT ORDAINED by he Mayor and Ciy Council of he Ciy of Georgeown, Souh Carolina, ha he Ciy of Georgeown Land Use Elemen of he Comprehensive Plan be amended and replaced in is enirey wih he bound copy as presened: BE IT FURTHER ORDAINED, ha all ordinances or pars of ordinances inconsisen wih his Ordinance are hereby repealed o he exen of such inconsisency. ATTEST: Ann U. Mercer, Ciy Clerk Jack M. Scoville, Jr., Mayor Aachmen: 2016 Land Use Elemen Ordinance (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) Firs Reading: Second Reading: Approved as o Form: Elise F. Crosby, Ciy Aorney Packe Pg. 35

36 4.B.2 Aachmen: Signed Resoluion (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) Packe Pg. 36

37 4.B.3 Ciy of Georgeown COMPREHENSIVE PLAN UPDATE LAND USE ELEMENT 2016 Souh Carolina PLANNING COMMISSION REVIEW DRAFT Augus 23, 2016 Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) Packe Pg. 37

38 4.B.3 Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) Packe Pg. 38

39 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 INTRODUCTION The land use elemen is bu one par of he overall comprehensive plan. Tile 6, Chaper 29 of he ae Code specifies ha he comprehensive plan mus conain, a a minimum, nine elemens. Alhough he land use elemen is only one par of he larger comprehensive plan, i is arguably he mos imporan. Zoning, a primary ool for implemening a communiy s growh and developmen policies, canno be implemened wihou an adoped land use elemen. In addiion, he land use elemen allows for he review of public faciliy placemens and assiss developers, privae ciizens, and policy makers in making informed decisions. I also serves as he primary saemen of he ciy s growh policy. ae law requires he periodic updae of communiy plans and, in 2009, he ciy s planning commission underook his process. Due o he sauory imporance of he land use elemen, he updae of his elemen was given firs prioriy by he planning commission. In 2010, he planning commission recommended and he ciy council adoped a land use elemen which updaed and replaced he land use elemen conained in he ciy s 1999 comprehensive plan. Wih he planning commission s subsequen compleion of he remaining eigh comprehensive plan elemens, he Ciy of Georgeown Land Use Elemen, 2010 was re-evaluaed and updaed for inclusion in he 2011 plan. In 2016, he ciy s planning commission iniiaed he mandaory 5-year review of he Ciy of Georgeown Comprehensive Plan, The land use elemen represened he firs of nine elemens reviewed. As par of his elemen s review, he planning commission deermined ha cerain updaes were needed. The Ciy of Georgeown s Land Use Elemen, 2016 incorporaes updaes and revisions made o he ciy s 2011 plan. Updaes reflec changes in he ciy s land uses, zoning ordinance, consrucion permiing, and oher modificaions made since Also, his updaed elemen amends or clarifies land use policies (goals and objecives), he fuure land use map, and accompanying analysis. Relevan baseline daa, analysis, and policy provisions from he 2011 land use elemen were reained by his updae. Par I. Profile of Exising Land Uses Par I of his elemen examines he locaion and prevalence of area land uses. From he collecion of survey daa, comparisons can be made wih previous surveys in an effor o idenify changes in he ciy s land use paerns. In addiion, his par also provides a synopsis of recen consrucion aciviy wihin he ciy. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 116 Packe Pg. 39

40 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT Survey of Land Uses and Mehodology In 2013, he Waccamaw Regional Council of Governmens (WRCOG) conduced a land use survey in preparaion for he GSATS Long Range Transporaion Plan updae. Land use collecion relied on he use of windshield surveys and aerial phoography. GIS propery series mapping was provided by Georgeown Couny and was used o record land uses a he parcel level. The 2013 survey represens he mos up-o-dae land use daa and replaces previous land use daa colleced in Supplemened by permiing daa provided by he ciy s planning deparmen, hese surveys provide he foundaion of analysis for he 2016 land use elemen. The survey divided land uses ino welve caegories: Single-Family Residenial Uses include sick buil and modular single-family unis ha are locaed on separae los. Two-Family Residenial Uses include duplexes and los which conain wo, deached housing unis. Muli-Family Residenial Uses include aparmen complexes and all los conaining hree or more residenial unis, aached or deached. Mobile or Manufacured Home Uses include all railer, mobile, and manufacured homes no on a permanen foundaion, locaed on single los. Manufacured Home Park Uses include los conaining muliple manufacured homes no on a permanen foundaion. Commercial Uses include all reail rade, wholesale rade, finance, insurance and real esae services, business services, repair services, and professional services. Recreaional Uses include public ennis cours, swimming pools, parks, spors fields, and similar recreaional areas. Indusrial Uses include all manufacuring, fabricaing, and warehousing aciviies. Public/Semi Public Uses include educaional, governmenal, hospial, and religious uses. Uiliy Uses include wasewaer reamen plans, public wells, waer owers and oher waer delivery sysems, communicaion owers, elecric subsaions, and similar uses. rees, Railroads, and Oher Righs-of-Way include public srees, rail-lines, alleys, and oher public ways. Vacan includes all undeveloped land. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 117 Packe Pg. 40

41 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 Land Use Profile Table LU-1, below, provides a summary of he prevalence of land uses wihin he Ciy of Georgeown. The locaion of he ciy s various uses are denoed on Map LUM-1. Table LU-1 Ciy of Georgeown Exising Land Uses by Caegory Land Use Caegory # of Parcels Acres % of Land in Georgeown % of Developed Land Single-Family Residenial % 28.1% Two-Family Residenial %.2% Muli-Family Residenial % 3.9% Manufacured Homes % 1.8% Manufacured Home Parks %.2% Recreaional % 5.8% Public/Semi-Public % 10.1% Commercial % 9.6% Indusrial % 9.6% Uiliy Uses % 4.0% Vacan % Suboal % Righs-of-Way, Roads & % 26.7% Waer Bodies Toal , % 100.0% Source: WRCOG, GIS parcel series daa furnished by Georgeown Couny (2016) and he Ciy of Georgeown (2016). In 2016, he ciy included an area of approximaely 4,795 acres, or 7.4 square miles. Of his oal, approximaely 882 acres consised of undevelopable lands and waer bodies such as he Sampi River and marshes. Since he 1999 comprehensive plan, he oal area of he ciy has increased by approximaely 450 acres, wih mos of his newly annexed area along Souh Island Road. Residenial uses represen he ciy s larges land use. Collecively, hese uses occupy around hiry percen of he developed lands wihin he ciy. Curren land use surveys and GIS parcel daa have idenified 4,134 residenial unis, including 2,923 single-family unis, 38 wo-family and 872 muli-family unis. There are 250 manufacured home unis locaed on single los and 51 unis locaed on parcels idenified as manufacured home parks. Overall residenial growh in singlefamily and muli-family unis was negligible over he pas five years. Single-family uses occupy 28% of all developed lands and, by acreage, represen 90% of all residenial uses wihin he ciy. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 118 Packe Pg. 41

42 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT The ciy s average residenial densiy has remained unchanged since he las updae, a 3.7 unis per acre. The average lo size for a single-family dwelling remained relaively unchanged a approximaely 13,815 square fee, or slighly less han one-hird of an acre. Two-family and mulifamily densiy averaged 6.2 and 6.8 unis per acre, respecively. Commercial developmens occupy 315 acres or 6.5% of all developed lands wihin he ciy. Commercial developmen is concenraed along Georgeown s major roadways, specifically Fraser ree, Church ree, and Highmarke ree. Oher areas of commercial use include scaered commercial sies locaed ciywide and businesses wihin he ciy s hisoric downown (Fron ree). Beween he land use survey and he survey conduced as par of his updae, he land area uilized for commercial developmen showed a modes decrease of 41 acres from 356 o 315 acres. This decrease may be explained in par due o minor changes in classificaion for some of he ciy s public and semi-public uses. Public and semi-public uses occupy acres or 10.1% of all developed lands wihin he ciy. The larges percenage of his caegory s acreage can be aribued o area schools. Recreaional uses occupy acres or 5.8% of all developed land wihin he ciy. The larges conribuors o his acreage are Eas Bay and Morgan Parks, accouning for jus over half of his use caegory s oal acreage. The Carroll Ashmore Campbell, Jr. Marine Complex locaed on Venure Drive, occupies an addiional weny acres. As a percenage of he ciy s overall land area, changes in he land area developed for public, semi-public, and recreaional uses were minimal wih he primary difference from he 2011 plan aribuable o classificaion correcions. Indusrial uses occupy acres or 9.6% of all developed lands wihin he ciy. The wo primary indusrial areas in he ciy include properies along Ridge ree and secions of Souh Fraser ree near he seel mill. Indusrial land uses had an increase of 164 acres from oals repored in The increase was primarily aribued o classificaion correcions. Uiliy uses, which conain acres, are locaed hroughou he ciy. The ciy s larges uiliy uses are he waer plan on Anhuan Maybank Drive and he sewer reamen faciliy locaed on Wes ree. rees, railroads, waer-bodies, and oher righs-of-way accoun for slighly over eigheen percen of he ciy s oal land area or 26.7% of developed land. Porions of he Sampi River occupy 272 acres. An esimaed hree hundred acres wihin he ciy are sree righs-of-way. Vacan properies are locaed hroughou he ciy. A oal of 1,844 parcels or roughly 1,493 acres were vacan. The majoriy of he ciy s vacan parcels are small, wih a median lo size of 9,200 square fee. In he Maryville communiy, he Cravens Gran and Souh Island Planaion Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 119 Packe Pg. 42

43 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 developmens accouned for over 25% of hese vacan parcels. Table LU-3 provides a coun of he ciy s vacan los by zoning disric. Recen Consrucion Beween he years 2002 and 2015, a oal of 225 new residenial and nonresidenial consrucion permis were issued by he ciy. Of hese, 166 new residenial consrucion permis were issued wih an overall consrucion value of approximaely $21,185,236. Fify-nine new nonresidenial consrucion permis were issued wih an overall value of approximaely $44,916,530. These oals do no include permiing for residenial or commercial addiions, aleraions, or renovaions which, in cerain years, have been subsanial. For example, he recen renovaions of he Tidelands Georgeown Memorial Hospial were valued a over $18 million. Map Exhibi LUM-2 denoes he locaion of consrucion aciviy wihin he ciy. Exising Land Uses wihin he udy Areas An imporan consideraion in he developmen of he ciy s land use elemen is he locaion and prevalence of uses adjacen o he ciy s boundaries. Consideraion and review is imporan for wo reasons: Firs, he goals and objecives of his elemen advocae a proacive annexaion posure by he ciy. As such, i is conceivable ha cerain areas adjacen o he ciy may be annexed wihin he ime horizon of his plan. Second, a land use s impac is no consrained by poliical boundaries. Exising and fuure land uses wihin hese areas have and will coninue o impac he qualiy of life of ciy residens. Table LU-2 udy Areas udy Area Toal Parcel Acreag e Develope d Area (Acres) Toal # Parcels Residenial Unis Non- Residenial Use Floor Area (square fee)* Norhern udy Area 7, , ,000 Souhern udy Area 4, , ,500 Wesern udy Area 3, , ,500 (Pennyroyal Road/Sampi) Wesern udy Area (McDonald/Greenown) 1, , ,500 Toal 17, , ,405 2,385 1,461,000 Source: WRCOG, GIS parcel series daa furnished by Georgeown Couny (2016) and he Ciy of Georgeown (2016). Noe: (*) Does no include indusrial square fooage. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 120 Packe Pg. 43

44 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT Map Exhibi LUM-3A illusraes he sudy areas reviewed by his plan and Map Exhibi LUM-3B denoes he areas exising land uses. In addiion, Table LU-2, above, provides a summary of he prevalence of land uses in each sudy area. The sudy areas conain 2,385 residenial unis. High concenraions of residenial uses are found in he Wesern udy Area (McDonald/Greenown) and in porions of he Norhern udy Area (Kensingon/Parsons Gardens). Boh areas were he subjec of annexaion sudies conduced in In 2015, he ciy annexed approximaely wo acres in he Norhern udy Area. Commercial, public, and semi-public uses are locaed wihin all of he sudy areas. Predicably, hese uses are locaed along he areas major roadways, specifically US 17, US 701, and US 521. In oal, 119 parcels or approximaely 450 acres are devoed o hese uses. Indusrial uses are presen in boh Wesern and Souhern udy Areas and occupy 1,196 acres. Inernaional Paper is he larges single indusrial use. In 2016, 1,198 vacan parcels oaling 10,922 acres were observed. The high number of vacan parcels is parially aribued o incomplee subdivisions, namely Harmony Township and he Riverhouse Subdivision. Unlike he ciy, he sudy areas conain several large undeveloped racs. These racs include fify-one vacan parcels of weny five acres or greaer. These large racs accoun for approximaely eighy percen of he sudy areas vacan acreage. Par II. Zoning Zoning plays a seminal role in deermining he prevalence and locaion of fuure land uses. Par II of his elemen provides a summary of he use of zoning wihin he ciy and couny zoning a he ciy s periphery. Recommendaions for he refinemen of zoning are conained in he laer porions of his elemen and in he implemenaion chaper of his plan. Zoning in Georgeown In 2010, he ciy was divided ino fifeen base zoning disrics wih wo overlay zones. The zoning ordinance also provides he opion of planned developmens. A brief descripion of each disric is provided below. Map Exhibi LUM-4 denoes he locaion of hese disrics and Table LU-3 provides acreage and uilizaion daa by zone. The ciy s base zoning disrics include: R1 Disric (Low Densiy Residenial): The Low Densiy Residenial Disric is he ciy s larges disric occupying 1,082.3 acres. This disric encompasses los surrounding Eas Bay Park, areas along Black River Road, he majoriy of he Maryville communiy, and scaered neighborhoods Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 121 Packe Pg. 44

45 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 hroughou he ciy. Of he ciy s residenial disrics, he R1 is he mos resricive. The primary permied use is a single-family deached dwelling; however he disric does permi limied noncommercial aciviies such as mini day cares, fraernal organizaions, and uiliies as condiional uses. R2 Disric (Medium Densiy Residenial): The Medium Densiy Residenial Disric occupies acres and is locaed hroughou he ciy. The larges coniguous secion of his disric is siuaed adjacen o Merriman Road and Hazard ree. The R2 Disric allows one and wo-family dwellings. This disric, like he R1 Disric, limis nonresidenial aciviies; however, a few addiional nonresidenial uses such as courhouses and schools are permied. R3 Disric (Medium o High Densiy Residenial): The Medium o High Densiy Residenial Disric occupies acres. This disric is locaed in he wesern porion of he ciy along Prince, Fron, and Church rees. This disric allows a variey of housing ypes including one and wofamily dwellings, muli-family and group dwellings, and manufacured homes. Permied nonresidenial uses remain limied and are comparable o he R2 Disric. R4 Disric (High Densiy Residenial): The R4 Disric occupies acres. This disric includes los wihin he ciy s hisoric residenial disric, properies along Norh ree, and a few scaered sies hroughou he ciy. The disric permis a variey of housing ypes, excluding manufacured homes, a a densiy slighly higher han he R3 Disric. Permied nonresidenial uses remain limied; however he disric allows a few addiional uses above hose of he R3 Disric such as museums, pos offices, and public assembly halls. R5 Disric (High Densiy Residenial): The R5 Disric occupies acres and includes he ciy s Wes End. This disric was added o he ciy s zoning ordinance in 2004 in an aemp o address concerns wih he high number of lo and seback nonconformiies wihin he Wes End area. The R5 Disric permis a variey of housing ypes excluding manufacured homes. Permied nonresidenial uses remain limied and, wih a few excepions, are comparable o he ciy s R2 Disric. MR Disric (Medical Residenial): The Medical Residenial Disric is limied o one parcel adjacen o he hospial, occupying only 0.9 acres. Georgeown Memorial Hospial and surrounding properies originally occupied he majoriy of he MR Disric s area; however, he bulk of hose properies were rezoned from MR o a PD Disric in Permied uses wihin he MR Disric are hospials and associaed medical clinics. This disric also allows single family and group dwellings. IC Disric (Inermediae Commercial): The Inermediae Commercial Disric occupies 6.5 acres and is locaed on Fraser ree adjacen o he seel mill. This disric is designed o accommodae commercial uses on los as small as 2,500 square fee wih limied off-sree parking. The uses permied by his disric are comparable o he ciy s general commercial disric; however, dimensional requiremens are reduced o accommodae smaller los. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 122 Packe Pg. 45

46 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT CC Disric (Core Commercial): The Core Commercial Disric occupies 24.6 acres and includes he ciy s hisoric downown. This disric permis a variey of commercial uses ypical o a hisoric downown. Second sory residenial uses are also permied in his disric. The disinguishing characerisics of his disric include minimal sebacks (in mos cases, no seback), exempion from mos parking requiremens, and an allowance for cerain over-waer uses. WC Disric (Waerfron Commercial): The Waerfron Commercial Disric is locaed a he waerfron erminus of. James ree. This disric is small, consising of 4.1 acres and eigh parcels. Disric uses are limied o hose designed o suppor or enhance he ciy s mariime ineress. Examples of uses permied wihin his disric include docks, pier, wharves, marinas, and marine sales. GC Disric (General Commercial): The General Commercial Disric is by far he ciy s larges commercial disric, occupying acres. This disric permis he wides range of aciviies and is designed for highway-oriened commercial uses. Large secions of he ciy s major corridors, including Highmarke ree (wes), Church ree, and Fraser ree, are zoned General Commercial. NC Disric (Neighborhood Commercial): The Neighborhood Commercial Disric occupies 28.6 acres and includes a few parcels along Congdon ree (Wes End area) and Black River Road. This disric permis single-family dwelling and a limied number of nonresidenial uses. Commercial uses are ypically limied o building floor areas of 2,000 square fee or less. LI Disric (Limied Indusrial): The ciy s Limied Indusrial Disric conains acres and includes parcels adjacen o he Por of Georgeown. This disric permis commercial uses comparable o he ciy s GC Disric, wih a few excepions, and indusrial uses such as warehousing and sorage. HI Disric (Heavy Indusrial): The Heavy Indusrial Disric conains acres. The disric includes he Georgeown eel Mill sie and properies along Wes and Ridge rees in he wesern porion of he ciy. This disric allows public safey uses (police and fire), communicaions uses including owers, and a wide range of indusrial uses. CP Disric (Conservaion Preservaion): The Conservaion Preservaion Disric conains acres. As he disric s name implies, he primary purpose of his disric is o proec sensiive areas such as he ciy s marshes, welands, and shoreline areas. Uses wihin his disric are limied o parks, open space, uiliies, privae docks, and boahouses. PS Disric (Public Service): The PS Disric occupies 42.5 acres. This disric was creaed in 2005 and is designed o accommodae uses commonly provided by local, sae, and federal governmens. Examples of uses allowed wihin his disric include police and fire saions, governmenal offices, courhouse, libraries, jails, uiliies, and recreaional faciliies. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 123 Packe Pg. 46

47 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 Overlay Disrics The ciy s zoning ordinance provides wo overlay disrics. These include he Hisoric Buildings Disric (HB Disric) and he Design Overlay Disric for Main Corridors. The former, he HB Disric, overlays porions of four zoning disrics siuaed on Duke, Highmarke, Prince, and Fron srees. The requiremens of he overlay disric do no regulae he use of propery nor do hey aler he disric s dimensional sandards; raher, he requiremens of his overlay are designed o proec he archiecural characer of he hisoric buildings and sreescapes. New consrucion and cerain aleraions o exising buildings, wihin he overlay, require he approval of he ciy s archiecural review board. Zoning Disric Table LU-3 Ciy of Georgeown s Zoning Disrics # of Parcels Parcel Acres Vacan Parcels Vacan Acres Developed Acreage % R1 Disric (Low Densiy) , % R2 Disric (Low Medium Densiy) % R3 Disric (Medium Densiy) % R4 Disric (High Densiy) % R5 Disric (High Densiy) % MR Disric (Medical Residenial) % IC Disric (Inermediae Commercial) % CC Disric (Core Commercial) % WC Disric (Waerfron Commercial) % GC Disric (General Commercial) % NC Disric (Neighborhood * 14.3% Commercial) LI Disric (Limied Indusrial) % HI Disric (Heavy Indusrial) % CP Disric (Conservaion Preservaion) % PS Disric (Public Service) % Planned Developmen (PD) % Toal 5,806 3,963 1,844 1, % Source: WRCOG, GIS parcel series daa furnished by Georgeown Couny (2016) and he Ciy of Georgeown (2016). Noe: (*) Includes undeveloped parcels on Goa Island. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 124 Packe Pg. 47

48 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT The second, he Design Overlay Disric for Main Corridors, was creaed by he ciy in This overlay disric includes large porions of Church, Fraser, and Highmarke (wes) rees. This disric does no regulae uses above ha of he underlying base disric. This disric provides addiional requiremens for landscaping, signage, lighing, archiecural deail, and parking. Unlike he HB Disric, design review and permiing are performed by he zoning adminisraor. Planned Developmen Disrics (PD Disrics) The ciy s zoning ordinance allows, upon peiion by a propery owner and approval by he ciy council, he creaion of planned developmen disrics. These disrics provide greaer sie design flexibiliy and are primarily inended for larger developmens ha incorporae mixed uses. Alhough his disric can provide a high level of flexibiliy for seback and use, addiional review and performance requiremens are ofen imposed as par of he disric s approval. The ciy currenly has 15 PD Disrics occupying approximaely acres. Zoning in he udy Areas Zoning in Georgeown Couny daes o he 1970 s when porions of he Waccamaw Neck were zoned. Ouside of he Waccamaw Neck, zoning in he couny is a recen occurrence wih he remainder of he couny zoned in 2008 and Couny zoning disrics wihin he sudy areas are illusraed on Map Exhibi LUM-4B. Par III. Consrains & Capabiliies for Developmen The prevalence and locaion of land uses are affeced by boh naural and man-made facors, some conducive and ohers consraining o growh. Prior o examining he poenial for growh in and around he Ciy of Georgeown, an examinaion of hese facors is warraned. Consrains Consrains o developmen in Georgeown include 1. Populaion and income, 2. Soils, 3. Waerways, 4. Welands and flood hazard areas, 5. The lack of an inersae highway, 6. Exising indusry, 7. Regulaory consrains, and 8. Couny services. Populaion and Income. Over he las weny years, Georgeown Couny has experienced healhy growh. Much of his growh has been on he Waccamaw Neck. By conras, he ciy s populaion has declined. Residen income also remains below he couny average. Boh populaion and residen income are imporan in aracing and reaining commercial land uses. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 125 Packe Pg. 48

49 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 Soils. Many of he soil ypes common wihin he ciy are generally unfavorable o developmen. The resul is ofen increased consrucion coss, cracked foundaions, and corrosion o underground uiliies. Modern consrucion echniques and he ciy s exension of saniary sewer infrasrucure have lessened, bu no eliminaed, he impac of his consrain. Waerways. The locaion of he ciy on he Black, Pee Dee, Sampi, and Waccamaw rivers defined he characer of he ciy as a seapor. Creeks, sreams, and rivers ofen provide naural boundaries for communiies, paricularly in he areas of waer, sewer, and service delivery. The challenge presened by his naural boundary can be overcome as winessed wih he annexaion of he Maryville communiy in he 1960 s. Flood Hazard Areas. Because of is proximiy o he ocean and he relaively fla opography, porions of he ciy are prone o sorm waer (surface) flooding. The ciy s sorm drainage sysem is adequae o handle mos sorm evens; however rain in excess of a en year even will flood secions of he ciy, mos noably Fron and Fraser rees. A large drainage projec compleed in 2013, combined wih a new drainage projec scheduled for compleion in 2017, will help miigae, bu no eliminae, periodic flood condiions. Compounding he rain-even flooding experienced by he ciy, is is proximiy o waer bodies. Riverine and, alhough rare, sorm surge flooding also presen concerns for porions of he ciy. Map Exhibi LUM-5 denoes he locaion of he ciy s flood hazard areas. The Ciy of Georgeown paricipaes in he Naional Flood Insurance Program. andards have been adoped ha regulae new consrucion and oher improvemens wihin he ciy s flood hazard areas. Requiremens ypically include he elevaion of residenial consrucion and he elevaion or flood proofing of nonresidenial consrucion. Beween 2009 and 2015, approximaely 23% of he new consrucion permis issued by he ciy involved properies ha are locaed wihin a designaed flood hazard area. The ciy is currenly undergoing a flood map and flood ordinance updae which is expeced o be compleed in Exising Indusry. The ArcelorMial seel faciliy and he Inernaional Paper plan (he laer locaed in he couny) have hisorically provided opporuniies for he ciy in erms of employmen, capial invesmen, and he recruimen of ancillary indusry. In he case of he seel mill sie, sporadic operaion and declining employmen have over ime significanly diminished he economic benefi of a large, waerfron indusry locaed near Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 126 Packe Pg. 49

50 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT he ciy s downown. As of his wriing, seel producion a he mill has ceased. Nuisances associaed wih hese faciliies, including noise, dus, and odor, are an inhibior o nonindusrial infill wihin he ciy s core. Transporaion. Norh o souh, he Ciy of Georgeown is served by US 17. This four lane highway provides access o he area markes of Myrle Beach and Charleson. Connecion wesward is hrough US 521. This roadway is a four lane highway o he Town of Andrews, coninues as a wo lane roadway hrough porions of Williamsburg and Clarendon counies, and connecs o Inersae 95 approximaely sixy miles wes of he ciy. The lack of proximiy o a major resriced access highway or an inersae, makes he recruimen of surface-ransporaion relian indusries and businesses difficul. Regulaory Consrains. The Ciy of Georgeown has adoped several ordinances ha regulae developmen. These include zoning, developmen regulaions, a sormwaer managemen ordinance, and hisoric preservaion guidelines. Zoning is he mos significan of hese regulaory consrains. As a consrain, zoning limis he use of propery and can increase developmen coss by requiring onsie improvemens such as parking, landscaping, and open space. In addiion, zoning resricions when inappropriaely applied can uninenionally suppress naural marke forces (see also Communiy Service in he Capabiliies Secion of his elemen). Couny Zoning and Oher Services. Tradiionally, developmens have sough annexaion or locaed wihin he exising ciy limis o receive waer, sewer, increased public safey services, and, o a lesser exen, favorable zoning. The availabiliy of urban services in he unincorporaed areas coupled wih couny zoning ha is permissive o dense developmen reduces he poenial for ciy annexaion and infill developmen. Capabiliies Facors ha could conribue o he ciy s growh and developmen include: (1) proximiy o he beach and oher markes, (2) he Por of Georgeown, (3) hisoric buildings and places, and (4) municipal services. Proximiy o he Beach and Oher Markes. The Ciy of Georgeown is locaed sixy miles norh of Charleson and hiry miles souh of Myrle Beach. Area beaches are wihin en miles of he ciy. The proximiy of he ciy o he coas and larger markes provides he opporuniy for commercial and residenial growh generaed from ourism and reirees. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 127 Packe Pg. 50

51 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 Por of Georgeown. The Por of Georgeown is one of only wo por erminals owned and managed by he Souh Carolina ae Pors Auhoriy. As he sae s only dedicaed breakbulk and bulk cargo faciliy, he por is an imporan asse in aracing indusry. Hisoric Buildings and Places. The Ciy of Georgeown is one of Souh Carolina s oldes ciies. Many of Georgeown s older homes and imporan sies have been preserved. The hisoric disric was lised on he Naional Regiser of Hisoric Places in 1971 and sandards have been adoped o proec and preserve he ciy s hisoric buildings. The hisoric downown along Fron ree has benefied from revializaion effors. The downown offers a variey of resaurans and specialy sores. Occupancy raes are higher han in many downowns in he region. Tourism generaed by Georgeown s hisoric sies and downown has he poenial o spur addiional commercial and residenial developmen. Municipal Services. The ciy provides a full range of services including police, fire, saniaion, elecric, waer, and sewer. The ciy provides comprehensive zoning and oher developmen regulaions ha are designed o proec propery values. Par IV. Land Use Analysis, Trends, and Needs Land Use Paern The arrangemen of uses wihin he ciy follows a hisoric paern which has been esablished for several decades and remains subsanially unchanged from he las comprehensive plan. Several facors conribue o his coninuiy including: (1) locaion and sizing of uiliies, (2) ciy zoning which, in he main, has complemened hisoric use paerns, and (3) he lack of populaion or inense economic growh. The laer, populaion or economic growh, is mos ofen he caalys for changes in he land use paern. I is probable ha he long esablished land use paern will coninue ino he foreseeable fuure. Alhough he plan does advocae and projec growh for he ciy, i is anicipaed his growh will be measured. While his plan advocaes cerain changes or an adjusmen in zoning sandards, hese changes, alhough imporan, should no aler he overall land use paern for mos of he ciy. Land Use Allocaions: In general, he acreage allocaed o he various land uses experienced only minor changes during he pas five years. The lack of growh by he various land uses is aribuable o he decades long conracion in he ciy s populaion. In he absence of fuure Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 128 Packe Pg. 51

52 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT populaion or economic growh, significan changes in he amoun of land consumed for developmen or changes in he allocaion of hose uses are no anicipaed. Geographic Growh: Since 1974, he ciy has grown over one square mile in area as a resul of approximaely weny annexaions. Many of hese annexaions involved single parcels wih minimal acreage. Since 2000, he oal area of he ciy has increased by approximaely 450 acres. Mos of his increase can be aribued o annexaions adjacen o he Maryville communiy. Compared wih oher communiies wihin he region, Georgeown s geographic growh has been limied. Souh Carolina law provides four mehods of annexaion: 100% consen annexaion, 75% peiion annexaion wih feasibiliy sudies, 25% peiion annexaion wih an elecion, and public propery annexaion. In all bu he las mehod, public propery annexaion, he primary iniiaor of annexaion is he privae propery owner. This coupled wih oher requiremens such as coniguiy, preclearance hrough he US Jusice Deparmen, and he coordinaion of uiliy service areas have made Georgeown s experience wih annexaion enuous, a bes. Several areas adjacen o he ciy have been he subjec of feasibiliy sudies. This elemen recognizes he sraegic growh advanages of pursuing prioriized annexaion in he sudy areas and, in he goals, objecives, and acion iems of his plan, provides aciviies ha could be underaken o encourage or prepare for annexaion. In he long-erm, growh will be dependen upon annexaion as he number of large undeveloped parcels (suiable for developmen) wihin he ciy is limied. Zoning: The overall zoning paern of he ciy has remained sable, despie some changes. Recen addiions o he ciy s use of zoning include he creaion of he Public Service Disric, he R5 Disric, and he Design Overlay Disric for Major Corridors. Also, he growing use of planned developmen zoning disrics is noeworhy. As previously wrien, zoning plays a primary role in deermining he prevalence and locaion of fuure land uses and promoing or discouraging he coninuaion of exising uses. As such, an analysis of he curren applicaion of his implemenaion ool is warraned (see pages 121 hrough 125 for a descripion of he ciy s zoning disrics): Use andards and he Inegraion of Uses: The ciy s zoning ordinance is considered exclusionary in ha he mixure of housing ypes and nonresidenial uses is prohibied or is exremely limied. In general, he ciy s uses conform o he use requiremens of he various zoning disrics; however, excepions o his generalizaion can be found ciywide. The zoning ordinance provides for he coninuance of hese exising non-conforming uses. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 129 Packe Pg. 52

53 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 The Neighborhood Commercial Disric could be considered he zoning ordinance s closes aemp o a mixed-use disric. The sparse designaion of his disric and he disric s resricion on muli-family housing limi is applicaion. In addiion, he neighborhood commercial disric designaion may no be suiable for large racs or areas where compaibiliy, use ransiion, and he opion for dense redevelopmen are desired. Consideraion should be given o he refinemen of he Neighborhood Commercial Disric and he creaion of a mixed use disric o accommodae he redevelopmen of larger racs. Lo Size and Densiy: Table LU-5, below, denoes he ciy s five zoning disrics where he median lo sizes are a or are below he minimum zoning requiremen. The zoning ordinance permis he developmen of hese los where he lo size is up o hiry percen smaller han required. Beyond he hiry percen hreshold, acion by he ciy s board of zoning appeals is required. Zoning Disric Table LU-5 Ciy of Georgeown s Zoning Disrics Zoning Lo Size andard Median Lo Size in Zone Median Vacan Lo Size in Zone R2 Disric (Low Medium 8,000 sf. 8,350 sf. 8,400 sf. Densiy) R4 Disric (High Densiy) 6,000 sf. 6,800 sf. 5,000 sf. WC Disric (Waerfron Commercial) 15,000 sf. 9,800 sf. 5,980 sf. NC Disric (Neighborhood 6,000 sf. 7,666 sf acres Commercial) HI Disric (Heavy Indusrial) 5 acres 2.2 acres 1.1 acres Source: WRCOG, GIS parcel series daa furnished by Georgeown Couny (2016) and he Ciy of Georgeown (2016). As provided in he Land Use Profile, he average muli-family densiy in he ciy is 7.2 unis per acre. Wihin and adjacen o he ciy s hisoric disric, muli-family densiies approach, and in some insances exceed, weny unis per acre. The curren zoning maximum of en unis per acre renders many of hese exising uses nonconforming and limis he abiliy o mainain and build populaion wihin he ciy s core. A revision of curren densiy sandards may be warraned. An increase in he permied densiy for he ciy s core, as well as, oher areas of he ciy could be coupled wih he use of form or design sandards o ensure he compaibiliy of muli-family housing. Also, insiuing a reasonable limi on he number of unis per srucure in conjuncion wih raising he allowable number of unis per acre should be considered. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 130 Packe Pg. 53

54 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT Seback andards: Mos of he srucures wihin he ciy conform o curren seback sandards. Areas of he ciy where his generalizaion does no hold rue are properies wihin he hisoric disric and properies wihin he Wes End. The shor-erm effec of hese nonconformiies are probably minimal, mainly inconveniences o propery owners seeking o expand or remodel and o he ciy s adminisraion in enforcemen. The longerm consequences are more pronounced. The older secions of he ciy are noed for heir sreescapes, he relaionship of he sree o adjacen srucures, and he relaionship of srucures o oher srucures. The erosion of his hisorical building line under curren zoning has he poenial of creaing a hodgepodge of building orienaions undermining he prominen sreescape. A reducion in he minimum seback requiremens and he use of build-o-line requiremens or he use of maximum building sebacks in he ciy s older quarers should be considered. Planned Developmen Disrics (PD): A growing rend wihin he ciy, and elsewhere in he sae, has been he use of planned developmen disrics. These disrics provide flexibiliy and allow he caering of zoning sandards o individual developers and developmens. Unforunaely, a phenomenon which has occurred along coasal Souh Carolina has been he creaion of single-use planned developmen disrics and he applicaion of planned developmen disrics o smaller and smaller racs. The use of PDs has meri; however, heir widespread and inappropriae use raises several concerns including adminisraion/enforcemen, selecive applicaion, and he long-erm reuse or adaped reuse of PD propery. The ciy has recenly revised PD sandards o increase he minimum acreage requiremens for new PDs, in accordance wih recommendaions conained in he 2011 plan. The ciy should periodically review, and updae if needed, zoning provisions o ensure ha new PDs conain adequae infrasrucure and provide for a mixure of uses (i.e. single use PDs should be prohibied). Land Use Needs A review of he preceding secions idenifies he following land use needs for he Ciy of Georgeown: Growh Policies and Iniiaives: Growh can be measured by changes in he oal geographic area of he ciy, he amoun of developed land wihin he ciy, and/or by he oal populaion wihin he corporae boundary. By all hree measures, he growh of Georgeown has been slow o moderae over he pas decade. A proacive growh policy is needed. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 131 Packe Pg. 54

55 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 Naural, Scenic, and Environmenally Sensiive Areas: Georgeown is known for is scenic beauy. The area s rivers and marshes are sensiive o degradaion. Land use policies and regulaions need o be developed and/or reained ha proec he ciy s waerways and adjacen marshes. Hisoric Georgeown: The ciy s hisoric buildings and developmen paern conribue o he local economy hrough ourism, are imporan o he qualiy of life experienced by residens, and define he disinc physical characer of he communiy. Land use regulaions need o be refined o proec he ciy s hisoric buildings and sreescapes. Compaible Land Use: The mainenance of propery values and he abiliy o arac new residens o Georgeown require ha he ciy s residenial areas are livable and are proeced from nuisances. andards need o be developed and/or reained which ensure compaibiliy and require he disconinuance/ransiion of inappropriae or nuisance laden uses. Efficien Use of Resources: As developmen occurs, addiional cos will be incurred for he delivery of public services such as police, fire, waer, and saniary sewer. Policies need o be developed and/or reained which minimize he need for addiional public expendiures as a resul of developmen. Coordinaion of Plan Iniiaives: This plan conains nine elemens and numerous implemenaion acions. In addiion, oher planning iniiaives, such as Georgeown Couny s Comprehensive Plan, Georgeown Couny s Muli-jurisdicional Hazard Miigaion Plan and he ciy s Wes End Redevelopmen Plan, may conain implemenaion acions poenially affecing land use and oher elemens. A mehod of plan coordinaion needs o be developed o ensure he cos and ime effecive sequencing of iniiaives. Coordinaion wih he Couny: The couny and ciy presenly mainain separae or independen planning unis. As areas adjacen o he ciy are zoned and fall under he purview of he couny, he coordinaion of planning aciviies beween he wo planning unis will coninue o increase in imporance. A mehod of coordinaion needs o be developed o ensure he ciy has inpu in land use decisions wihin he sudy areas. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 132 Packe Pg. 55

56 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT Par V. Land Use Policies This secion provides policy saemens in he form of goals and objecives. The land use goals and objecives serve as he legislaive and legal basis for he ciy s zoning ordinance as well as oher planning iniiaives underaken by he planning commission and ciy council. The land use goals provide broad policies on which he individual objecives are based. Each goal s objecive, coupled wih he implemenaion acions of his plan, represens an aciviy ha can be measured or moniored. As progress in accomplishing his plan s goals involves ongoing refinemen and reooling, coninuous monioring of he effecs of land iniiaives by he planning commission will be required. COMMUNITY NEEDS GOALS & OBJECTIVES GOAL 1: Preserve Georgeown s hisoric buildings and developmen paern. Objecives include: PLAN GOALS OBJECTIVES & IMPLEMENTING ACTIVITIES Re-Evaluaion Zoning Land Dev. Regs. raegic Annexaion Public Service Upgrades/Ex. Dev. Incenives Oher Review of Policy or Objecive Oucome ASSESSMENT VISION ACTION IMPLEMENTATION/TOOLS MONITORING Review and refine zoning sandards for he ciy s downown riverfron, hisoric residenial disric, and gaeways. Where appropriae, alernaives o he use of Euclidean zoning should be explored. Review zoning map or ex amendmens based on crieria ha provide deference o long esablished uses, archiecural forms, and developmen paerns. The planning commission s review should include an examinaion of: Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 133 Packe Pg. 56

57 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, A proposal s conformance wih he comprehensive plan; 2. The precedens or possible effecs ha may resul from a requesed change; 3. Wheher he alered use or disric requiremens would be appropriae for he area concerned and wheher he change would resul in he uninended creaion of nonconformiies; 4. Wheher he change would resul in he poenial loss or degradaion of hisoric sies or significan uses; Wheher he change would promoe he coninuaion of desired hisoric forms and propery arrangemens; and/or 5. Wheher he capaciy of he ciy or oher governmen agencies is sufficien o provide services if he zoning change was approved. Coninue he use of archiecural and design guidelines for he ciy s hisoric disric. Ensure ha he guidelines can be easily undersood and are objecively adminisered. Implemen he recommendaions of he Ciy of Georgeown s Wes End Redevelopmen Plan. Zoning in Georgeown The Ciy of Georgeown, like all older ciies along he Eas Coas, was developed prior o zoning. Many older communiies, including o a lesser exen Georgeown, were buil based on a own plan. Town plans ofen dicaed he use of a few los, se ou he locaion of public buildings, and reserved propery for srees; however, requiremens ypical of modern zoning such as sebacks, coverage, and he rigid separaion of uses were absen from mos own plans. In he 1960 s, he Ciy of Georgeown adoped a zoning ordinance. This ordinance has been amended several imes o add new zoning disrics or o address residen concerns. In he main, he zoning ordinance has worked well in conrolling nuisances and prevening incompaible uses. The zoning ordinance is an imporan ool in guiding fuure developmen wihin he ciy and his elemen recommends is coninued use. An unforunae consequence o he inappropriae use of zoning is ha many of he disincive aribues, which collecively make ciies unique, could no have been buil or canno be replicaed due o zoning sandards. Goal 1 (Objecive 1) of his elemen provides for he review and refinemen of he ciy s zoning sandards, including exploring alernaives o he presen Euclidean Zoning. Prior o he modificaion of he ciy s zoning, deailed research should be performed by ciy saff and he planning commission (see he implemenaion secion of his plan). Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 134 Packe Pg. 57

58 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT GOAL 2: Promoe he efficien use of land. Objecives include: GOAL 3: Encourage developmens o locae in areas where exising services are readily available hus minimizing he need for uiliy exensions, new sree creaion, and oher increased service coss. Provide incenives, regulaory or financial, o encourage infill developmen. Reain and refine zoning sandards ha ensure compaibiliy a he neighborhood level wih respec o heigh, size and scale, locaion, inensiy, densiy, signage, impervious coverage, use, landscaping, parking, and, where appropriae, appearance and archiecural feaures. Allow for innovaive design hrough he use of planned developmens, recognizing: 1. Single-use planned developmens should be discouraged; 2. Tradiional zoning sandards should incorporae flexibiliy hus minimizing he need for he widespread use of planned developmens; 3. The imporance of enforcemen and implemenaion of PD sandards is criical, especially in PDs involving muli-propery owners and/or he subdivision of propery; and 4. The long-erm mainenance of public infrasrucure and he reuse or adapive reuse of propery should be considered prior o PD creaion. Reain and refine he ciy s developmen regulaions o ensure: 1. The use of public waer and saniary sewer; 2. Newly creaed los have fronage on publicly mainained srees; 3. The proecion of buildings and infrasrucure from flooding, fire, and overcrowding; 4. New srees, curbs, guers, and sidewalks, fire-hydrans, waer services, saniary and sorm sewers, sree lighs, and oher required infrasrucure are consruced/insalled o accepable sandards; 5. The preservaion of significan rees, sree rees, and he incorporaion of ree planing and landscaping ino new sie design; 6. Newly creaed los and developmens provide ample provision for sorm waer runoff. Release raes for runoff should consider downsream carrying capaciies; and 7. Erosion conrol measures are insalled and mainained during he developmen process. Ensure he ciy s significan naural resources and environmenally sensiive areas are preserved and proeced. Objecives include: Prohibi developmen in he ciy s welands, marshes, and floodways. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 135 Packe Pg. 58

59 4.B.3 LAND USE ELEMENT GOAL 4: Ciy of Georgeown Comprehensive Plan, 2016 Resric new developmen wihin he ciy s flood plains and flood fringes. Require, where available, he use of saniary sewer and public waer for all new developmens wihin he ciy limis. Prohibi illici discharges ino he ciy s sorm sewer sysem or waer bodies. Encourage he volunary proecion of naurally sensiive areas hrough he use of conservaion easemens. Consideraion should be given o providing A Grand View: Homes overlook he marsh of Eas Bay. local incenives, such as densiy and heigh bonuses, for volunary conservaion iniiaives. Bonuses could be graned, when compaible wih adjacen uses, for he dedicaion of open or green space(s) adjacen o he ciy s rivers, marshes, and viewsheds. Reain and refine he use of he ciy s Conservaion Preservaion Disric o include he expansion of his disric o unproeced marshland in he ciy or upon annexaion. Provide ample areas for residenial developmen and implemen densiy sandards ha consider propery access and he availabiliy of services. Objecives include: For all zoning requess, he loss of long sanding residenial disrics or uses should be considered. Speculaive commercial rezonings ha resul in he reducion of he ciy s viable housing sock should be discouraged. Plan for an increase in he ciy s populaion of one percen annually. Increase he permied densiy wihin he core residenial areas of he ciy and he downown in keeping wih he objecives of his elemen. Consideraion should be given o: 1. Developing design or form sandards for muli-family housing; and 2. Limiing he number of unis per srucure or he size of srucures (in keeping wih building mass/ or form of oher srucure in an area.) Define densiy as follows: 1. Very low densiy One or fewer unis per acre. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 136 Packe Pg. 59

60 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT 2. Low Densiy Two o five dwelling unis per acre. 3. Medium Densiy Six o nine dwelling unis per acre. 4. High Densiy Ten o weny dwelling unis per acre. 5. Very High Densiy More han weny dwelling unis per acre. Resric areas o very low densiy in cases where: 1. Public waer and sewer are unavailable o service he developmen; 2. Public services such as fire, police, or saniaion canno service a higher densiy wihou addiional public coss; 3. The developmen has limied access o a public sree or he capaciy of he exising sree canno suppor a higher densiy; 4. A higher densiy would resul in he loss or degradaion of an environmenally sensiive area; or 5. The propery is locaed a he periphery of he ciy and a very low densiy is appropriae o mainain he densiy of he ciy s core. Resric areas o low densiy in cases where: 1. Public faciliies and infrasrucure such as waer, sewer, fire, police, or saniaion canno service a higher densiy wihou addiional public coss; 2. The densiy is consisen wih adjacen properies and planned uses, follows hisoric developmen paerns, or is designed o ransiion beween areas of medium and very low developmen densiy; or 3. The propery is locaed a he periphery of he ciy and a low densiy is appropriae o mainain he densiy of he ciy s core. Permi medium densiy in cases where: 1. Public faciliies and infrasrucure such as waer, sewer, police, fire, and saniaion can service he proposed densiy; 2. The densiy is consisen wih adjacen properies and planned uses, follows hisoric developmen paerns, or is par of a planned developmen; 3. rees adjacen o he sie can suppor he proposed densiy wihou a reducion in he sree s level of service; and 4. The sie is serviced by sidewalks. Permi high densiy in cases where: 1. Public faciliies and infrasrucure such as waer, sewer, police, fire, and saniaion can service he proposed densiy; 2. The densiy is consisen wih adjacen properies and planned uses, follows hisoric developmen paerns, or is par of a planned developmen; 3. rees adjacen o he sie can suppor he proposed densiy wihou a reducion in he sree s level of service; Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 137 Packe Pg. 60

61 4.B.3 LAND USE ELEMENT GOAL 5: Ciy of Georgeown Comprehensive Plan, The developmen is adjacen o or incorporaes mixed uses; 5. The developmen will no resul in loss or reducion of he ciy core s densiy; and 6. The sie is serviced by sidewalks. Permi a very high densiy wihin planned developmens and he ciy s downown subjec o he policies and sandards of his elemen. Adop sandards ha proec residenial uses from incompaible developmen. Objecives include: Miigae he poenial for nuisance creaion hrough he use of zoning, developmen regulaions, and oher regulaory sandards. Nuisances o residenial occupancy include: 1. Auomobile lighs, oudoor lighing, and illuminaed signs; 2. Loud noises and vibraions; 3. Noxious odors, dus, smoke, fumes, and oher air polluans; 4. Excessive raffic; 5. Lier, junk, and overgrown los; 6. Dilapidaed srucures; 7. Excessive oudoor sorage or assembly; and/or 8. Loss of privacy. Allow a mixure of residenial, commercial, and professional uses in cases where he nonresidenial uses do no creae nuisances and he uses are compaible wih residenial srucures in size, scale, heigh, mass, archiecure, and placemen. The zoning ordinance should provide ha compaible nonresidenial uses be permied as special excepions, condiional uses, and/or be subjec o form based sandards. Allow public and semi-public uses in residenial areas where he uses do no creae nuisances o residenial occupancy. The zoning ordinance should provide ha public and semi-public uses can be permied in residenial areas as condiional uses and/or be subjec o form based sandards. Prohibi incompaible and/or nuisance generaing commercial, professional, public, and semi-public uses from locaing in residenial areas. Prohibi indusrial uses from locaing or expanding ino residenial areas. Miigae he impacs of incompaibiliy hrough he uilizaion of fences, walls, physical barriers, vegeaion, building and access orienaion, separaion, and/or building form. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 138 Packe Pg. 61

62 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT GOAL 6: Provide ample areas for commercial, professional, public, and semi-public land uses. Objecives include: Scale he amoun of land zoned for commercial developmen o he demand of he projeced populaion. Speculaive nonresidenial rezonings should be discouraged. Arrange nonresidenial zoning disrics and he uses permied wihin each disric according o: 1. The raffic generaed by a use and is impac on adjacen srees. High raffic generaing uses should be locaed on major or minor arerial roadways; 2. Compaibiliy wih he surrounding land uses; 3. The nuisance poenial creaed by uses; 4. Compaibiliy wih desired land use paerns; and 5. Uiliy and public service impacs. Prohibi spo zoning. Indicaors ha a requesed zoning change would consiue spo zoning include: 1. The area involved is less han wo acres or he propery is no coniguous o oher properies of comparable zoning o he reques; 2. The permied uses or sandards of he requesed disric are dissimilar o hose of adjacen properies; and 3. The zoning change is designed o benefi a single Georgeown s Indusrial Experience The Georgeown eel Mill (now ArcelorMial) and Inernaional Paper have hisorically been he couny s larges indusrial employers. Esablished in 1936 and locaed jus wes of he ciy limis, he paper mill employs 830 persons. The Georgeown eel Mill, locaed a he corner of Fron and Fraser rees, has experienced periods of recen inaciviy. During he 1970 s, he mill employed over one housand persons. Georgeown has benefied economically from hese wo large employers for many years. Unforunaely, he locaion of he wo faciliies has presened concerns. The seel mill is locaed adjacen o he ciy s hisoric waerfron and downown. The mill s appearance is incompaible wih adjacen hisoric srucures and provides a firs impression of Georgeown for visior s enering he ciy from US 17 Souh. Dus and loud noise are also by-producs of he mill s operaion. The paper mill, locaed jus wes of he seel mill, presens similar firs impression concerns, primarily due o he odor generaed from paper producion. The placemen of fuure indusrial sies and he planned expansion of exising faciliies should consider he poenial nuisances creaed by indusrial operaions. The ciy should encourage he less inense redevelopmen of heavy indusrial sies in close proximiy o he ciy s waerfron, residenial areas, and downown as hese faciliies disconinue producion, are abandoned, or become obsolee (see he goals and objecives and implemenaion secion of his plan). Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 139 Packe Pg. 62

63 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 owner or provide a compeiive advanage o a paricular parcel o he derimen of he communiy or he surrounding neighborhood. GOAL 7: Provide areas for fuure indusrial developmen ha minimize he impac o adjacen uses. Objecives include: New indusrial disrics wihin he ciy should be locaed in areas ha are separaed from residenial disrics, he hisoric disric, and oher incompaible uses o he exen ha is pracicable; Differeniae hrough zoning, heavy indusrial uses from less inense, limied or ligh indusrial aciviies. Heavy indusrial uses include hose aciviies which are likely o generae significan levels of ruck raffic, noise, polluion, vibraion, dus, fumes, odors, radiaion, radioaciviy, poisons, pesicides, herbicides, or oher hazardous maerials, fire or explosion hazards, or oher undesirable condiions. The arrangemen of new indusrial disrics and uses should consider: 1. The ransporaion needs of planned indusry including access o rail, he por, and major roadways. Indusrial zoning disrics should be arranged o reduce impacs on he exising ransporaion sysem; 2. The poenial nuisances creaed by he proposed siing and wheher hese nuisances can be abaed; 3. Compaibiliy of surrounding land uses; 4. The poenial for impacs on naural resources or sensiive areas; and 5. Uiliy and public service coss. Engage in an acive and coninuous dialogue wih he couny o idenify fuure indusrial sies ouside of he ciy limis. Encourage he couny o adop sandards ha minimize nuisances from indusries in close proximiy o he ciy. Plan for he long-erm conversion of exising indusrial disrics and uses once hese sies are abandoned or become obsolee. GOAL 8: Provide for he harmonious redevelopmen of exising indusrial disrics and uses locaed in he ciy s core and in oher areas where he poenial for nuisances and impacs on adjacen properies are high. Objecives include: Prioriize areas and sies wihin he ciy for conversion and redevelopmen. In general, heavy indusrial uses are deemed incompaible when in close Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 140 Packe Pg. 63

64 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT proximiy o he ciy s downown, waerfron, hisoric disric, residenial neighborhoods, and gaeway corridors and inersecions. Provide viable redevelopmen opions for propery owners. The ciy s zoning ordinance should be amended o provide for a mixed-use/redevelopmen disric. This disric should: 1. Allow for a mixure of uses; 2. Prohibi heavy indusrial uses. The disric may permi, as a condiional use or special excepion, cerain limied or ligh indusrial uses, provided hese uses incorporae complemenary archiecural feaures, have a minimal poenial for creaing nuisances, and are compaible in inensiy wih surrounding nonindusrial uses; 3. Promoe seback, heigh, and oher bulk and dimensional resricions which are compaible wih adjacen disrics or provide for reasonable ransiion. Flexible design and dimensional sandards should also be considered subjec o disric specific design sandards and/or archiecural/design review; 4. Consider providing densiy, heigh, parking, or oher developmen bonuses and design modificaions coningen upon he provision of open space and public ameniies; 5. Proec adjacen srees. Consideraion should be given o resricing new curb cus, spacing poins of ingress/egress, and limiing he size and locaion of surface parking areas o complemen developmen along he ciy s hisoric corridors and mainain he level of service on adjacen arerial srees; and 6. Proec adjacen waerfrons. Consideraion should be given o proecing or creaing viewsheds and encouraging proximal open space. Pursue he rezoning of prioriized redevelopmen areas (see he fuure land use map). Provide for he coninuaion (as a nonconformiy) of acive indusrial uses following rezoning. The coninuaion of nonconformiies should be condiioned o promoe he abaemen of nuisances and he evenual disconinuance of incompaible uses. Consideraion should be given o: 1. Requiring ha indusrial sies be brough ino conformance following he disconinuance of producion or abandonmen; 2. Prohibiing expansion and/or reconsrucion; 3. Requiring buffering, screening, and oher miigaion; and 4. Requiring he dae cerain disconinuance and erminaion of nonconformiies. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 141 Packe Pg. 64

65 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 Recognize ha redevelopmen may occur hrough means oher han a radiional zoning disric, i.e. as a planned developmen disric or under a developmen agreemen. These zoning/developmen opions should be considered when harmonious wih his plan. Recognize ha brownfield sies and heir redevelopmen may presen environmenal challenges. The ciy should acively work wih propery owners, he couny, and/or oher parners o idenify grans for assessmen and cleanup. Consider he creaion of prioriy invesmen zones, ax incremen financing disrics, or similar ools o incenivize he redevelopmen of former indusrial sies. Examine zoning sandards for adjacen properies subsequen o or in conjuncion wih he conversion/redevelopmen of former indusrial sies. This evaluaion should consider possible complemenary or ancillary uses, he incorporaion of design sandards, and a provision of similar redevelopmen incenives. GOAL 9: Ensure ha he fuure locaion of public buildings and uses complemen exising land uses and promoe he goals of his elemen. Objecives include: Avoid, o he exen ha is pracicable, he locaion of new public buildings and faciliies a he ciy s periphery. Locae new public buildings in areas ha are easily accessible, walkable, and promoe he goal of infill. Locae elemenary schools near he residenial areas served. Locae secondary schools in areas ha are convenienly locaed wihin he cener of he service area. Provide parks and oher open spaces ciywide ha are wihin walking disance from all of he ciy s neighborhoods. Promoe he developmen of Eas Bay and Morgan Parks as he cenerpieces of he ciy s parks sysem. Ensure planning commission review of all new public faciliies prior o developmen. GOAL 10: raegically grow he ciy and proec Georgeown s ransporaion corridors. Objecives include: The ciy should pursue annexaion wihin he sudy areas idenified by his plan. All annexaion iniiaives should consider: Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 142 Packe Pg. 65

66 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT 1. The impac of annexaion on he ax base; 2. The impac of annexaion on service delivery; 3. The informaional needs of prospecive residens and propery owners in choosing annexaion; and 4. The need o mainain Georgeown s diverse populaion. Prioriy should be given o exploring he annexaion poenial of he following areas: 1. US 701 Norh o SC 51; 2. US 17 Souh o he airpor; 3. US 521/US 17 Al. o Brick Chimney Road; and 4. The riverfron adjacen o he ciy, including he Por of Georgeown. Require consen o annexaion agreemens prior o waer or sewer exensions ouside he ciy limis. Mainain he ciy s wo-ier rae for waer and sewer as a means o encourage annexaion. Pursue annexaion and he esablishmen of zoning prior o developmen. Reques noificaion and provide inpu on couny zoning changes and proposals in he sudy areas adjacen o he ciy. Exend he ciy s Design Overlay Disric along he major corridors as propery is annexed. Coordinae he provision of public ameniies, including parks and open spaces, wih annexaion. GOAL 11: Refine he zoning ordinance s permiing and enforcemen processes o ensure horough, bu imely, reviews wih consisen oucomes. Objecives include: Provide clear imelines for acions of he zoning adminisraor on he various permiing/review procedures oulined in he ordinance. Develop a daabase of pas permiing acions and decisions o ensure he consisency of he ordinance s enforcemen. Coninue and expand he process for reporing permiing, enforcemen aciviies, rends, and concerns o he planning commission and ciy council. Coninue he use of he echnical review commiee o ensure ha developmen applicaions are reviewed by he various service providers (e.g. waer, sewer, sormwaer, police, and fire). Commens/requiremens from hese providers should be incorporaed ino he saff repor for projecs. Consider he creaion of developmen brochures o assis residens in undersanding he review process. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 143 Packe Pg. 66

67 4.B.3 LAND USE ELEMENT Ciy of Georgeown Comprehensive Plan, 2016 THE FUTURE LAND USE MAP & ITS ROLE The fuure land use map is an imporan policy and implemenaion ool for any comprehensive plan. The fuure land use map provides a bes guess as o he desirabiliy and feasibiliy of cerain land uses developing over he nex en o weny years. The map reflecs he naural progression of exising growh paerns empered by he presence of consrains, wheher naural or manmade. The fuure land use map serves as a reflecion of he communiy s land use policies, which in urn impacs decisions on annexaion, zoning, and public infrasrucure expendiures. In his laer funcion, he fuure land use map can be considered an implemenaion ool. The Ciy of Georgeown Fuure Land Use Map, 2016, is depiced by Map Exhibi LUM-6. Map Exhibi LUM-7, Fuure Land Use Map udy Areas, 2016, is designed o assis policy-makers in making land use decisions should annexaion occur during he ime horizon of his plan. Map Exhibi LUM-6 conains implemenaion noes. The maps and plan noes should be used in conjuncion wih his plan s goals and objecives. PLAN IMPLEMENTATION The Ciy of Georgeown Comprehensive Plan, 2011 provides a unified plan implemenaion secion. Wih he 2016 review of he plan, he land use elemen is he firs of nine elemens o be updaed. Because of he inerrelaed naure of his plan s elemens, i is anicipaed ha he implemenaion secion for he enire plan will be updaed a he conclusion of he planning commission s review process. The land use elemen s implemenaion aciviies provided in he 2011 plan s final secion are deemed o remain relevan. Reference o his porion of he plan should coninue; however, his elemen s updae conains significan policy clarificaions and guidance wih respec o he coninuaion and evenual cessaion of heavy indusrial uses in proximiy o he ciy s downown, waerfron, hisoric disric, residenial neighborhoods, and gaeway corridors and inersecions (see Goal 8 and he Fuure Land Use Map). Because of his, he aciviies lised below are considered an addendum o he 2011 plan s implemenaion iniiaives: Shor Term Projecs and Iniiaives Creaion of a Mixed Use/Redevelopmen Disric. The ciy s zoning ordinance should be amended o creae a mixed use/redevelopmen disric. The purpose of his disric is o provide for he opimum use and conversion of indusrial sies and oher large racs. Because of he size of hese racs, unknown developmen consrains, Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 144 Packe Pg. 67

68 4.B.3 Ciy of Georgeown Comprehensive Plan, 2016 LAND USE ELEMENT and he need o provide appropriae ransiion beween adjacen zoning disrics, i is recommended ha he disric provide for a variey of allowable uses. This disric should provide flexibiliy in dimensional requiremens; however, he ciy may wish o consider he implemenaion of design guidelines o ensure ransiion, especially for redevelopmen occurring immediaely adjacen o he ciy s hisoric disric, waerfron, and gaeway corridors and inersecions. Responsible Eniies: Building and Planning Deparmen, Planning Commission, and Ciy Council. Medium Term Projecs and Iniiaives Rezoning. The fuure land use maps (LUM-6 and LUM-7) illusrae primary and secondary redevelopmen areas and corridors. The primary redevelopmen area should be examined in he shor erm for poenial rezoning(s). This should occur following he creaion of a mixed use/redevelopmen disric. The examinaion of poenial rezoning in he secondary redevelopmen area is anicipaed o be a medium erm iniiaive (hree o five years); however, his imeline may be adjused by he ciy based on propery owner ineres, he presence of acive, noninrusive indusrial aciviies, and economic condiions. Also of imporance, he Por of Georgeown is illusraed as a secondary redevelopmen area. This faciliy, locaed wihin he unincorporaed couny, is an economic asse ha could conribue o he economic growh of he ciy and region. Georgeown Couny is currenly pursuing funding o dredge he harbor in suppor of he por s long-erm viabiliy. The anicipaion in he shor erm is ha he Por of Georgeown will remain an acive indusrial sie. If por operaions by he sae disconinue in he fuure, he expecaion is his area should ransiion o a mixed use/redevelopmen disric compaible wih he ciy s hisoric waerfron. Responsible Eniies: Building and Planning Deparmen, Planning Commission, and Ciy Council. Redevelopmen Corridors. The ciy should examine zoning sandards for properies adjacen o designaed redevelopmen disrics. The redevelopmen of large mixed use racs adjacen o he waerfron and eas of US 17 has he poenial o increase he economic viabiliy of he enire US 17 corridor. Upon redevelopmen, zoning disric requiremens for adjacen properies should ensure he permissibiliy of complemenary uses and compaible design sandards. Responsible Eniies: Building and Planning Deparmen, Planning Commission, and Ciy Council. Aachmen: Planning Commission Draf LU Elemen (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) LAND USE ELEMENT Planning Commission Review Draf (Augus 2016) Page 145 Packe Pg. 68

69 4.B.4 INDIGO AVE WEST ST LITTLE BROOK DR MAYER ST WHITES BRIDGE DR COLLINS ST HIGHMARKET ST DUKE ST PALM ST RIDGE RD FRONT ST IP CANAL RD DEKALB ST Lafayee Cr WASHINGTON ST ANTHUAN MAYBANK DR RAINEY DR LINCOLN ST LEGION ST STATE ST CHARLOTTE ST LEVY AL HORRY ST PYATT ST GRIMES ST CUTTINO ST HUGER DR DARGAN ST HWY 17 SOUTH H ST S FRASER ST PRINCE ST A ST D ST C ST MONTFORD RD MARY HINES LN E ST OAKLEY ST MAPLE ST B ST CANAL ST WHITTON ST BEATY RD EMANUEL ST RION ST LEE ST ALEX ALFORD DR WINYAH ST GILBERT ST BUTTS ST HAWKINS ST BOURNE ST FRASER ST BRINKLEY ST OAKLEY ST LEON ST BECK ST OLD CHARLESTON RD SOUTH ISLAND RD WARD ST LOBLOLLY ST ELIZABETH ST CHURCH ST RAILROAD ST BRITT ST CONGDON ST FRASER ST MERRIMAN RD KAMINSKI ST HAZARD ST S HAZARD ST WAGSTAFF AL DAVIS ALLEY DOCK ST VENTURE DR ASH ST MARSH ST COOK ST LORIL ST WAYNE ST DAWSON ST OLIVE ST ROSEMARY ST OAK ST WILKINSON ST BRITT ST CHERRY ST FERN ST BIRCH ST POPLAR ST BAYVIEW AVE S BAY ST LYNCH ST EXCHANGE ST CRAVENS ST RICE ST OAK BAY DR ASBURY ST DOZIER ST NOWELL ST MARTIN ST BLACK RIVER RD WOOD ST KING ST ORANGE ST BROAD ST CLELAND ST PARK ST PALMETTO ST FRONT ST SHADE ST KAUFFMAN ST CHURCH ST SCREVEN ST QUEEN ST CANNON ST ST JAMES ST MEETING ST BAY ST DUKE ST HOWARD ST GREENWICH DR BOLICK ST MARINA DR ALL MAP DATA AS OF June, 2016 Aachmen: Planning Commission Maps (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) FOGEL ST Exising Land Use Map Exhibi LUM-1 AVIATION BLVD IBIS AVE HELENA ST GOLF DR OAK LAWN RD ± Land Use Single Family Two-Family Muli-Family Manufacured Home Manufacured Home Park Commercial Recreaional Indusrial Public/ Semi-Public Uiliy Vacan DISCLAIMER: This map is a graphic represenaion of daa obained from various sources. All effors have been made o warran he accuracy of his map. However, WRCOG disclaims all responsibiliy and liabiliy for he use of his map. WRCOG 6-16 Packe Pg. 69

70 We s Rd Spruce Cedar Rd Foge l Cedar Ash Cook Marsh William Tulip Olive Loril Wa yne Daisy Floc k Dawson S Bay Gardenia Cr Azalea Cr Marin Bayview Ave Pa rk Kaufman US Hwy 17 4.B.4 IP CANAL RD Indigo Ave INDIGO AVE Ridge Ridge WEST ST RIDGE RD Dargan W Fron Mayer Whie Bridge Dr Lile brook Dr Collins Whie Bridge Dr Whie Bridge Dr Fa rrelly evenson HIGHMARKET ST FRONT ST DARGAN ST Se aboard Dusenberry RR Ave H Reservior IP C anal A Alley High-marke A W Prince A ST B Sorre l Dekalb Lafaye e LAYETTE ST Se dge W Church Wa shingon Winyah Dekalb DUKE ST PRINCE ST WASHINGTON ST Lee Alex Alford Dr Mayba nk Dr Wa shingon LEGION ST CHURCH ST Libery Railroa d ANTHUAN MAYBANK DR RAINEY DR Morgan Doar Ln Lincoln PATE CT Legion Merriman Rd W Duke Rose mon PALM ST High-marke MERRIMAN RD Pa lm Alley W Church Pa lm Timrod Hampon CONGDON ST Simms Rule dge Lynch Congdon CHARLOTTE ST N. Ha zard ae LEVY AL Exchange US Hwy 701 HORRY ST Camelia Cr N Frase r Ric hmond Rd Saville PYATT ST Mahan Grime s Landgrave Nowell Cuino Kinloch Huge r Dr Luca s Pya LUCAS ST LANDGRAVE ST BONDS ST DUKE ST Memorial Ln WIGLL ST Wigfall Huge r Willow Bank Rd Pa lmeo HUGER DR WILLOWBANK RD Magnolia Willow Bank Rd HWY 17 SOUTH HINDS ST MONTFORD RD S FRASER ST Monford Dr MARY HINES LN EMANUEL ST C D Maple E Oakle y Canal Old C ha rleson Pine Gilber BEATY RD RION ST Whion Bus Beay Rd Emanuel Hawkins Brinkley Alex Alford Dr. LEON ST Rion Sloa n Beck Sycamore FRASER ST Drayon Wa rd Gordon Dr Henry Loblolly Dr Leon Pa rker Marce lla Pe achree OAKLEY ST John Old Cha rleson R Lake side Dr Shor S Island R d Wa rd Eliz abeh SOUTH ISLAND RD Barr Searles S Frase r Bourne Fron WINYAH ST Bri Thompson Loblolly Dr Merriman Rd GILBERT ST BUTTS ST HAWKINS ST WARD ST Power Ave Eliz abeh Cooper Haz ard TARBOX ST Redwood Kaminski OLIVE ST OLDE BAY DR Rose mary Congdon Bri Morrison Viole Wihers FRASER ST Eliz abeh DAWSON ST KAMINSKI ST DAVIS ALLEY DOCK ST VENTURE DR Birch Donham HAZARD ST Oak Wilkinson Che rry OAK ST Fe rn Poplar S BAY ST Shop Wall Ric e LORIL ST Hills Glenwood Sa ssanqua Asbury N Frase r BAYVIEW AVE RICE ST DONHAM AVE ELIZABETH ST TULIP ST GRASSLAND LN SEAPORT CIR CRAVENS ST No Name DOZIER ST OAK BAY DR Harbor Cle land Elm Dozie r WOOD ST PARK ST MARTIN ST Moss Wood KING ST Shade Ave Souh Blvd Fron Orange King Prince Broad Wood High-marke Pa lmeo Church Duke Queen Cannon James Sc re ven FRONT ST Cypress C Nimmer Ln Marshview Ln CHURCH ST MEETING ST ORANGE ST QUEEN ST BAY ST CANNON ST ST JAMES ST E Ba y Greenwich Dr Mee ing CLELAND ST DUKE ST PRINCE ST Howa rd HIGHMARKET ST Bolic k Dr GREENWICH DR MARINA DR Marina Dr ALL MAP DATA AS OF June, Permied New Consrucion Map Exhibi LUM-2 Aachmen: Planning Commission Maps (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) HELENA ST Helena New Residenial $0 To $100,000 $100,001 To $250,000 Greaer Than $250,000 AVIATION BLVD IBIS AVE PLANTATION BLVD GOLF DR MILBANK RD OAK LAWN RD LAGRANGE RD ROSEBANK RD ± New Commercial $0 To $250,000 $250,001 To $500,000 $500,001 To $ 1,000,000 Greaer Than $1,000,000 DISCLAIMER: This map is a graphic represenaion of daa obained from various sources. All effors have been made o warran he accuracy of his map. However, WRCOG disclaims all responsibiliy and liabiliy for he use of his map. WRCOG 6-16 Packe Pg. 70

71 Ri dge Ri dge Dar ga n S Wes S W F r on S Mayer Far r el y RR A ve H IP C anal A A l ey A Mon f or d Dr W P r in ce S C D Mapl e S B E Cana l Pi ne Gi l ber Sedge S Rd Wi nyah Em anue l Bu s S Bea y R d Haw ki ns Ri on Sl oan Beck S Lee War d Spr uce Leon S Par ker Mar cel a Peach r ee Jo hn Lakesi de D r Ceda r Shor S War d El iza be h S Rd Bar r Mayban k D r Br i Mar sh S Fogel Bou rn e S Rai l ro ad Fr on S Wi l i am S Ceda r Pow er A ve Coo per S Ash Coo k S Hel ena Tul i p Do ar L n Rosem ar y Br i Ol i ve Li ncol n El iza be h S Mor r ison S Lor i l Wayne Bi r ch Legi on Do nham Dai sy Fl ock Daw son S W D uk e S Oak Wi lki nso n S Fer n S B ay Shop W al Pal m S Ham p on Ri ce Ti m ro d Si mm s Hi l ls Gl enw oo d S Ru l edge Sassanqu a ae Exch ange Gar de nia C r Cam el i a C r Azal ea C r Har bo r Mar i n In dig o Av e El m S Do zier Savi l le Bayv iew A ve Par k Moss S Kau fm an S Gr i m es Land gr ave Cu in o Wood S Ki nl och Shade A ve Lucas Pya S Mem or ia l Ln Wi gf al Fr on S Wi l ow Bank R d Ki ng Pr in ce S Br oad S Wood S Chu rc h S Du ke S Qu een E Bay S US H w y 17 4.B.4 JOHNSON RD TREY AVE LANDFILL DR BROWNS FERRY RD IP CANAL RD IR LN FRASER ST PRINGLE FERRY RD RIO VISTA AVE DAVID W RAY DR MANSFIELD RD BENEVENTUM RD TELIR RD BURGIN PL TOWBRIDGE RD LIVE OAK LN NIGHTINGALE DR INGLESIDE RD HAIG CT POOL PL GAPWAY RD BRICK CHIMNEY RD WEEHAW PLANTATION DR WEDGEFIELD RD WINDSOR DR JERICHO CT RACQUET CT TRADD RD BEAR LP KEEVER ST BOOTSIE LN EAST CCC RD GARRISON RD MAURESINA RD REDFIN LP POND ST CREEK BEND ST DIANN ST SUNFISH ST SANGAMON AVE FISH CTORY RD PENNYROYAL RD DUANY DR MADISON DR KIAWAH RD CLEBURN ST OLD TOWN AVE GIBSON ST NUSHELL ST AMELIA DR JESSICA DR MERCER AVE MARLIN SPIKE TR FRASER ST GREENTOWN RD HOPE LN HARRELSON RD FRIENDFIELD ST OLD SILVER HILL DR PLAYER ST YAWL TR SUDIE RD MONTFORD RD MCCRAY LN SAVANNAH ST MCDONALD RD BLUEGILL ST AIRPORT RD DOUBLE A CT RUSS LN YADKIN AVE TROUT ST WEAVER LP DECK LP VIRGINIA RD HIGHMARKET ST WEST ST Whi e B r id ge D r INDUSTRIAL DR AVIATION BL MURDES LN OAK HAVEN DR Li l ebr ook D r Col l in s S Whi e B r id ge D r Whi e B r id ge D r DARGAN ST WHITEHALL AVE evenson S Seabo ard S Du se nber r y Reser vi or Hi gh- m ar ke Dek alb S Laf aye e S Oak ley S Sor r el S Ol d Ch ar les on W C hu rch S Whi on S Washi ng on Br i nkl ey Al ex A lf or d D r. Dek alb S PRINCE ST EMANUEL ST OLD CHARLESTON RD PIPER LN CHURCH ST A ST IBIS AVE BRAVE DR RION ST Sycam or e Dr ay on S Go rd on Dr Hen ry S Lobl ol l y Dr Ol d Ch ar les on R S I sl and R d Al ex A lf or d D r Sear l es S SOUTH ISLAND RD Washi ng on DUKE ST S F r aser S Thom p son Lobl ol l y Dr Mer ri m an R d Li ber y S WINYAH ST GILBERT ST BUTTS ST HAWKINS ST ROSE AVE JACOBS AVE El iza be h S Haza rd S GOLF DR GARDEN AVE Mor gan MERRIMAN RD Kam i nski Redw oo d Vi ol e S Con gdon S Wi he rs Hi gh- m ar ke INTERNATIONAL DR ROBIN DR HELENA ST MALLARD CI HERON CV LEGION ST BELLE ISLE RD Cher r y Mer ri m an R d Rosem o n Popl ar Pal m A l ley W C hu rch S HAZARD ST VENTURE DR MICHAU RD SOUTH BAY ST DOVER PLANTATION DR Lync h S Con gdon Asbu r y S N. Haza rd S MARTIN ST N Fr aser FOREST AVE US H w y 701 N Fr aser Ri chm on d R d CRAVENS ST DRIFTWOOD AVE LAKEWOOD AVE BRAGDON AVE KENSINGTON BL Cl el and Mahan PYATT ST No wel l S SUMMIT AVE Hu ger D r BONDS ST Sou h B lvd Or ang e S Hu ger S Pal m e o KING ST Magnol i a Hi gh- m ar ke Wi l ow Bank R d Pal m e o Scr even Cyp re s C PRINCE ST FRONT ST Ni m m er L n Mar shvi ew L n DEVINE ST COLONIAL ST CHURCH ST DUKE ST RIVER ST Cann on Jam es Gr een wi ch D r Mee ing S Ho war d THIRD AVE BAY ST Bol i ck Dr PIER RD Mar in a D r OCEAN HWY KINGS RD HANGAR RD DARTHEZ RD ALL MAP DATA AS OF June, 2016 udy Areas Map Exhibi LUM-3A RESERVE BANK RD udy Area Ciy Norhern udy Area ± Souhern udy Area A Souhern udy Area B Wesernudy Area A Wesern udy Area B HOBCAW RD CLAMBANK RD Aachmen: Planning Commission Maps (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) OAKTON PLANTATION DR HEWITT LN SWALLOW AVE VIRGINIA DR WRIGHT SKINNER DR HERRIOTT RMS DR DISCLAIMER: This map is a graphic represenaion of daa obained from various sources. All effors have been made o warran he accuracy of his map. However, WRCOG disclaims all responsibiliy and liabiliy for he use of his map. WRCOG 7-16 Packe Pg. 71

72 COLONIAL ST TRADD RD LANDFILL DR IR LN 4.B.4 NIGHTINGALE DR TREY AVE BROWNS FERRY RD FRASER ST DAVID W RAY DR BENEVENTUM RD TELIR RD KEITHFIELD DR INGLESIDE RD JOHNSON RD BAYLOR TR IP CANAL RD PRINGLE FERRY RD EMPIRE CT RUBIN AVE RIO VISTA AVE JENA CT LIONEL DR BURGIN PL KING GEORGE RD MANSFIELD RD HAIG CT LIVE OAK LN POOL PL JERICHO CT BRICK CHIMNEY RD DANA LN WEDGEFIELD RD KESTREL DR WINDSOR DR ROBERTS RD JESSAMINE AVE WOLF DR GARRISON RD BEAR LP CLEBURN ST GARDEN AVE ROSE AVE JACOBS AVE IRIS ST DRIFTWOOD AVE FOREST AVE BRAGDON AVE LAKEWOOD AVE DEVINE ST THIRD AVE SECOND AVE MAURESINA RD REDFIN LP CREEK BEND ST BROCK ST POND ST DIANN ST GAPWAY RD SUNFISH ST SANGAMON AVE FISH CTORY RD PENNYROYAL RD DUANY DR MERCER AVE GREENTOWN RD HILLIARD ST HOPE LN GRAVES STATION ST MADISON DR KIAWAH RD OLD TOWN AVE GIBSON ST AMELIA DR OLD TOWN AVE PICKEREL RD NUSHELL ST MEADOW ST UTILITY PL KEEL LN HARRELSON RD LEVI LN MIDWAY ST OLD SILVER HILL DR PLAYER ST FRIENDFIELD ST JOHNNY'S RIVER RD YAWL TR SUDIE RD MONTFORD RD SAVANNAH ST BLUEGILL ST MCDONALD RD YADKIN AVE KIRKWOOD LN RUSS LN TROUT ST VIRGINIA RD HIGHMARKET ST RIDGE ST DARGAN ST WEST ST INDUSTRIAL DR AVIATION BL OLD CHARLESTON RD ANTHUAN MAYBANK DR PRINCE ST DEKALB ST WINYAH ST EMANUEL ST OAKLEY ST GILBERT ST BUTTS ST BEATY RD RION ST KAMINSKI ST CONGDON ST WASHINGTON ST ALEX ALFORD DR DUKE ST HAWKINS ST BOURNE ST HAZARD ST LEE ST INTERNATIONAL DR WARD ST LOBLOLLY ST BECK ST CEDAR ST HELENA ST LINCOLN ST LEGION ST DOCK ST BRITT ST OAK ST LORIL ST WAYNE ST DAWSON ST OLIVE ST RAINEY DR PALM ST MERRIMAN RD BAYVIEW AVE SOUTH BAY ST HORRY ST CRAVENS ST KENSINGTON BL DOZIER ST INDIGO AVE HUGER DR BLACK RIVER RD MARTIN ST PYATT ST WOOD ST KING ST ORANGE ST BROAD ST CLELAND ST PARK ST FRONT ST SUMMIT AVE MARION ST CHURCH ST AIRPORT RD EDISTO LN GLENDA LP MAYER ST COLLINS ST SEABOARD ST CESSNA LN PIPER LN LEAR LN CHURCH ST RESERVOIR ST H AVE MAPLE ST MARY HINES LN CANAL ST BRINKLEY ST WHITTON ST LEON ST GORDON ST SPRUCE ST FOGEL ST MORRISON ST ASH ST COOPER ST HAMPTON ST CHERRY ST BIRCH ST RICE ST LYNCH ST HILL ST DUKE ST SHADE ST SCREVEN ST QUEEN ST CANNON ST ST JAMES ST MEETING ST HOWARD ST BAY ST GREENWICH DR GRAND OAK DR BOLICK ST PIER RD MARINA DR OCEAN HWY HANGAR RD ALL MAP DATA AS OF June, 2016 DARTHEZ RD KINGS RD BELLEFIELD RD HOGPEN RD HOBCAW RD CLAMBANK RD Aachmen: Planning Commission Maps (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) MCCRAY LN TANSY LN IBIS AVE GOLF DR OAKLAWN RD RESERVE BANK RD udy Areas Map Exhibi LUM-3B BRAVE DR MALLARD CI EAST CCC RD WHITEHALL AVE BELLE ISLE RD FINCH DR DOUBLE A CT WEAVER LP DECK LP MURDES LN OAK HAVEN DR JOHNSTONE LN ROBIN DR DOVER PLANTATION DR FRASER ST SOUTH ISLAND RD HEWITT LN EGRET CI Legend Land Use Single Family ± Two-Family Muli-Family Manufacured Home Manufacured Home Park Commercial Recreaional Indusrial Public/ Semi-Public Uiliy OAKTON PLANTATION DR SWALLOW AVE VIRGINIA DR HARVEST MOON DR WRIGHT SKINNER DR HERRIOTT RMS DR Vacan DISCLAIMER: This map is a graphic represenaion of daa obained from various sources. All effors have been made o warran he accuracy of his map. However, WRCOG disclaims all responsibiliy and liabiliy for he use of his map. WRCOG 7-16 Packe Pg. 72

73 4.B.4 GC PD HI WEST ST RIDGE RD DARGAN ST R1 MAYER ST WHITES BRIDGE DR COLLINS ST PS HWY 17 SOUTH FRONT ST GC GC STEVENSON ST LI R4 R1 LI IP CANAL RD R3 R3 HIGHMARKET ST RAILROAD AVE H ST S FRASER ST R4 A ST H AVE C ST MONTFORD RD R1 PD IBIS AVE DUKE ST PRINCE ST LAYETTE ST D ST OAKLEY ST MAPLE ST AVIATION BLVD SEDGE ST B ST DEKALB ST E ST R5 PD WINYAH ST HAWKINS ST PD MCOD GC WHITTON ST BEATY RD RION ST WASHINGTON ST LEE ST SLOAN ST BRINKLEY ST OAKLEY ST GILBERT ST PS BOURNE ST LEON ST GC R1 R3 ALEX ALFORD DR LOBLOLLY ST SPRUCE ST BRITT ST BECK ST OLD CHARLESTON RD SOUTH ISLAND RD HELENA ST R1 R1 R4 PS NC GOLF DR GC LI PD CP MERRIMAN RD R2 EMANUEL ST BUTTS ST FRASER ST PD GC GC KAMINSKI ST R1 CP IC R2 PD ANTHUAN MAYBANK DR LINCOLN ST RAILROAD ST ASH ST FOGEL ST MILBANK RD LCON CT CHURCH ST LIBERTY ST TARBOX ST THOMPSON ST WAGSTAFF AL LORIL ST OLIVE ST LEGION ST DOCK ST INTERNATIONAL DR ELIZABETH ST WAYNE ST WITHERS ST HARRELSON ST DONHAM AVE COOK ST DOAR LN DAWSON ST ROSEMARY ST HI PD GC PD GC R4 R4 HAZARD ST CHERRY ST FERN ST BIRCH ST OAK LAWN RD OAK ST POPLAR ST PALM AL S BAY ST PALM ST CONGDON ST MCOD BAYVIEW AVE RICE ST WILKINSON ST FRASER ST BRITT ST PATE CT CRAVENS ST HILL ST SEAPORT CIR STATE ST R2 ASBURY ST LEVY AL PD HORRY ST GC DOZIER ST CP CP PD NC MARTIN ST OAK BAY DR HARBOR ST R1 PD INDIGO AVE R4 PD BLACK RIVER RD R1 CC PD PS NC R4 R4 CLELAND ST WOOD ST PARK ST PYATT ST GRIMES ST LUCAS ST KAUFFMAN ST KING ST PRINCE ST CP CP MR NC MR HUGER DR PALMETTO ST ORANGE ST BROAD ST NC WILLOWBANK RD R4 Hisoric FRONT ST CHURCH ST LI QUEEN ST SCREVEN ST WC CANNON ST RIVER ST BAY ST DUKE ST ST JAMES ST MEETING ST HOWARD ST R1 CP GREENWICH DR ± BOLICK ST FRONTAGE RD R4 R5 GC R1 PD ALL MAP DATA AS OF June, 2016 Ciy Zoning Map Map Exhibi LUM-4 DODMC Hisoric CP R1 R2 R3 R4 R5 PS NC MR IC WC CC GC LI HI PD Aachmen: Planning Commission Maps (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) R1 DISCLAIMER: This map is a graphic represenaion of daa obained from various sources. All effors have been made o warran he accuracy of his map. However, WRCOG disclaims all responsibiliy and liabiliy for he use of his map. WRCOG 6-16 Packe Pg. 73

74 Da rg an Wes W Fr on S Maye r S Far r el l y RR A ve H S IP Can al A A l le y Mon f or d D r A S C Mapl e D S B E Pi ne Sedg e Gi l ber Rd Wi nya h Em an uel Bu s Bea y R d Spr uc e S War d Mayb ank D r Fog el S Rai l r oad S Br i Ol i ve S Mor r i son Li nco ln S Ha wk i ns Ri on S Sl oan S Bec k Lee S War d Leo n Par ke r S Mar cel l a Peach re e John S Lak esi de D r Ced ar S Sho r Rd Bar r Br i Ced ar S Co oper Ash S Co ok Mar sh Bo ur ne Fr on Wi l i am Pow er A ve He len a Tul i p Do ar L n Ro sem ar y El i zabe h S Lor i l S Wayn e Bi r ch S Leg io n Do nha m S Da isy S Fl ock S Da ws on W D uke S Oa k Wi lk i nson S Fer n S Ba y Sho p Wal l Pal m Ha m p on Ri ce Ti m r od S Si m m s Hi l l s S Gl en w ood S Ru l ed ge Sassan qua a e S Exc hang e Ga rd eni a C r Cam e li a C r Az ale a C r Ha rb or Mar in S In di go A ve El m Bay vie w A ve Par k Moss Ka uf m an Gr i m es Lan dgr av e S Cu i no S Woo d Ki nl o ch Shad e A ve Luc as S Pya Mem or i al Ln Wi gf al l S Fr on Wi l o w B ank R d Ki ng S Pr i nce Br oa d Woo d Ch ur ch Du ke E B ay US Hw y 1 7 HI GC LI MHP R1AC R1AC PD PD 4.B.4 PD NC NC R1AC CP /R LI GC R1/2AC CP CP CPMR10 R1/2AC MHP LI LI LI LI CP R1/2AC CP CP HI CP HI PD R1/2AC R1/2AC R1/2AC CP R10 CP CP CP CP CP R10 NC PD MR10 R1/2AC GR CP CP MHP R10 MR10 MR10 LI GC PD R10 PD MR10 GC VR10 VR10 VR10 VR10 VR10 R10 GRMHP PD LI PD HI GC PD Ri dg e S LI Ri dg e S MR10 MR10 GC GC LI Whi e Br i dg e D r Co l i ns Li l eb ro ok D r Whi e Br i dg e D r Seab oar d W Pr i nce S De kal b W Ch ur ch S Whi on S I slan d R d S Fr aser Ha zar d even son Du senb er r y S Rese r vi or S Hi gh - m ar ke Oa kl ey Sor r el Can al S Ol d C har l es on Laf ay e e S Wash in g on Br i nk ley S Al ex A l f or d D r. De kal b Syca m or e Dr ay on Go r don D r He nr y Lob lo l ly D r Ol d C har l es on R Al ex A l f or d D r El i zabe h S Sear l es Wash in g on Tho m pson S Lob lo l ly D r Mer r i m an Rd Li ber y El i zabe h S Red w ood S Mor ga n Ka m in ski S Co ngd on Vi ol e Wi h er s Hi gh - m ar ke Ch er r y S Mer r i m an Rd Ro sem on Pop la r S Pal m A l ey W Ch ur ch S Lyn ch Co ngd ons Asb ur y N F ra ser S US Hw y 7 01 N F ra ser S Ri chm ond R d Cl el and S Do zi er S Savi l l e S Maha n S No w el l Hu ger D r Sou h B l vd Or an ge Hu ger Pal m e o Magn ol ia Hi gh - m ar ke Wi l o w B ank R d Pal m e o Cy pr ess C Qu een S Can non S Ja m es S Scr ev en Ni m m er L n Mar shv iew L n Gr ee nw i ch D r Mee i ng Ho w ar d Bo li ck D r Whi e Br i dg e D r MR10 MR10 HI MR10 LI LI LI MR10 R10 R10 R10 LI PD CP CITY OF GEORGETOWN CP GC N. H azar d LI PD PD R10 GC R1/2AC MR10 PD MR10 GC GR GC PD PD MR10 GC NC OCGC NC R10 R1/2AC GR GC MR10 MR10 PA R1AC R1/2AC R1/2AC PD CP PD R1/2AC R1/2AC CP Mar i na D r CP R1/2AC CP PD CP PD CP CP Map Exhibi LUM-4B ± Five Acre Residenial CP General Residenial CP ALL MAP DATA AS OF June, 2016 Zoning Map for udy Areas Legend Conservaion Preservaion Fores Agriculure Preservaion Agriculure Fores Agriculure/ Residenial R1AC 10,000 sqf MR Residenial 10,000 sqf Residenial 1/2 Acre Residenial Rural General Residenial Mobile Home Park Office Commercial Neighborhood Commercial General Commercial Planned Developmen Ligh Indusrial Heavy Indusrial PA Aachmen: Planning Commission Maps (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) CP CP DISCLAIMER: This map is a graphic represenaion of daa obained from various sources. All effors have been made o warran he accuracy of his map. However, WRPDC disclaims all responsibiliy and liabiliy for he use of his map. WRCOG 7-16 CP Packe Pg. 74

75 Rd Spruce Cedar Rd Marsh Foge l William Cedar Ash Cook Tulip Olive Loril Wayne Daisy Flock Dawson S Bay Gardenia Cr Azalea Cr Marin Bay view Ave Pa rk Kaufma n US Hwy 17 4.B.4 Indigo Ave INDIGO AVE Zone X Ridge Ridge Dargan Wes W Fron Mayer Whie Bridge Dr Lilebrook Dr Collins Whie Bridge Dr Zone AE 9 Floodway AEZone X Zone AE 9 RIDGE RD Zone X Whie Bridge Dr Fa rrelly eve nson FRONT ST DARGAN ST Zone X HWY 17 SOUTH Se aboard IP CANAL RD Dusenberry RR Ave H Reservior IP C ana l A Alley High-marke A ST A W Prince MONTFORD RD Monford Dr S FRASER ST OLD CHARLESTON RD C D Maple B E Dekalb Oakley Sorrel Canal Old C harle son Pine Se dge W C hurch Lafayee Gilber Whion Washingon Winyah Emanuel Bus Beay R d Hawkins Brinkle y Alex Alford Dr. Dekalb PRINCE ST Rion Sloan Beck Sycamore Lee Drayon Ward Gordon Dr Henry Loblolly Dr Leon Pa rker Zone AE 9 Zone AE 10 RION ST DUKE ST LEON ST Marcella Pe achree John Old Charle son R Lakeside Dr Shor S Island Rd Alex Alford Dr Ward Eliz abe h SOUTH ISLAND RD Barr Se arles S Fraser Maybank Dr Washingon Bourne Thompson Libe ry Railroad Fron Powe r Ave Coope r Haz ard Redwood Morgan Kaminski Doar Ln WINYAH ST GILBERT ST Bri Loblolly Dr Merriman Rd BUTTS ST LEGION ST CHURCH ST TARBOX ST Eliz abe h OLDE BAY DR RAINEY DR Rose ma ry Congdon Bri Wihers Linc oln Morrison Viole Eliz abe h Birch Legion Donham Oak Che rry Merriman Rd W Duke Wilkinson Fe rn Rose mon PALM ST DOCK ST FRASER ST OAK ST High-marke Zone AE 10 Poplar Pa lm Alle y W C hurch Shop Wall Pa lm Hampon Rice Timrod Glenwood Simms Hills Ruledge Lynch Zone AE 9 S BAY ST MERRIMAN RD HAZARD ST Congdon Sa ssa nqua Asbury N. Haz ard Zone X CHARLOTTE ST ae Exchange N Fraser Zone AE 10 US Hwy 701 Harbor N Fraser Camelia C r Richmond Rd DOZIER ST Zone AE 10 BAYVIEW AVE CRAVENS ST MARTIN ST No Name LEVY AL HORRY ST Cleland Elm Dozier Saville Mahan Moss Nowell Grimes Landgrave Cuino FRONT ST PYATT ST Wood Kinloch Shade Ave Huger Dr Luca s Pya Memorial Ln Wigfall BONDS ST Zone X Zone AE 11 Souh B lvd Fron Orange Huger Willow Bank Rd HIGHMARKET ST PRINCE ST Zone VE 11 Zone X Pa lmeo King Prince Magnolia Broad Wood High-marke Willow Bank Rd Pa lmeo Zone X Zone AE 9 Zone AE 9 Zone AE 10 Zone VE 12 Zone VE 14 Zone AE 11 Zone AE 10 HUGER DR Zone AE 11 WOOD ST Church Duke Cypress C Sc reven Nimme r L n Marshview Ln Queen Cannon Zone AE 9 Zone VE 13 CHURCH ST DUKE ST James BAY ST E Bay Greenwich Dr Meeing Howard MEETING ST Bolick Dr MARINA DR Marina Dr ALL MAP DATA AS OF June, 2016 Flood Map Map Exhibi LUM-5 Aachmen: Planning Commission Maps (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) AVIATION BLVD IBIS AVE Zone X GOLF DR Zone AE 9 Helena ROSEBANK RD OAK LAWN RD LAGRANGE RD ± Flood Map Type Floodway AE Zone AE 10 Zone AE 11 Zone AE 9 Zone VE 11 Zone VE 12 Zone VE 13 Zone VE 14 Zone X DISCLAIMER: This map is a graphic represenaion of daa obained from various sources. All effors have been made o warran he accuracy of his map. However, WRCOG disclaims all responsibiliy and liabiliy for he use of his map. WRCOG 7-16 Packe Pg. 75

76 H Rd Spr uce Lakeside Dr Cedar Rd Fogel S Cedar Ash Co oper S Co ok Marsh William Tul ip Ro sem ar y S Olive S Lor il S Wayne Bi rch S Daisy Flock S Dawso n S Bay Timrod Hampon Simm s ae S Exchang e Gardenia Cr Azal ea Cr Mar in S Indig o Ave Elm Ba yvie w Ave Park Kaufman Shade Ave Pya S Wigfal l US Hwy 17 4.B.4 Exend Corridor Overlay andards Upon Annexaion Limi Indusrial Encroachmen ino Residenial Areas Consider creaion of prioriy invesmen zones Consider and expand Mixed Use clusers (Coordinae wih sidewalk placemen) Complemen lo size and densiy hrough rezoning. Consider R4 or R5 Designaion Exend Corridor Overlay andards Upon Annexaion Ri dge Ri dge WEST ST RIDGE RD Redevelopmen Corridor see Land Use Goal #8 Dargan S Wes S Transiion from Highway Commercial o Mixed Use W Fr on S Mayer Whie Br idge Dr Co llins S HWY 17 SOUTH Li lebro ok Dr Whie Br idge Dr Farr elly S IP Canal A Alley A W Pr ince D B S E S Seaboard Dekalb S Pine S Gilber W Church Whio n Winyah S Bu s Em an uel S Island Rd S Fraser Mayb ank Dr Railroad Hazar d evenson S Dusen berr y RR Av e Reserv ior S High- mark e Mo nfor d Dr C S Mapl e Oakley S Sor rel S Canal Old Char les on Sedge S Laf ay ee Washingon Beay Rd Loblolly Dr Ward S Kaminski S Bri Wiher s S Lin co ln Hawkins Brinkley Alex Alford Dr. Dekalb S Ri on Sloan S Beck S Sycamor e Lee Drayo n Ward S Gordo n Dr Henry S Leon S Parker Mar cella Peachree Joh n Shor Old Char les on R Alex Alford Dr Eli zab e h Bar r S Searles S Washingon Bri Bo urne S Thom pson S Loblolly Dr Fro n Mer rim an Rd Lib er y S Power Ave Eli zab e h Redw ood S Mo rgan S Doar L n Co ngdon S Eli zab e h Mo rrison Viole S Donham Legio n High- mark e Oak Ch erry Mer rim an Rd W Duke S Wilkin son Fern Ro sem on Poplar Palm A lley W Church Shop W all Palm S Ri ce Hills Glenwood Ru ledge S Lynch Co ngdons Sassanqu a Asbu ry S N Fraser US Hwy 701 Harbor N Fraser Cam elia Cr Richmond Rd Cl eland Dozier S Savill e Mahan Mo ss Nowell S Grim es Landg rave S Cu ino Wood S Kinloch Huger D r Lucas Memorial Ln Souh Blvd Fro n Orange S Huger S Willow Ban k Rd Palme o King S Pri nce Magn olia Br oad S Wood S High- mark e Willow Ban k Rd Palme o Ch urch S Duke Cy press C Queen Cann on James Screven Nimm er Ln Mar sh view L n E Bay S Greenwich Dr Meei ng Howard Bo lick Dr Whie Br idge Dr HIGHMARKET ST FRONT ST DARGAN ST IP CANAL RD WINYAH ST MONTFORD RD S FRASER ST MARY HINES LN LAYETTE ST DUKE ST PRINCE ST RION ST LEON ST OAKLEY ST CHURCH ST SOUTH ISLAND RD LAKESIDE DR ANTHUAN MAYBANK DR RAINEY DR LEGION ST TULIP ST OLDE BAY DR PALM ST FRASER ST FRASER ST GRASSLAND LN OAK ST S BAY ST MERRIMAN RD DONHAM AVE HAZARD ST N. Hazard S BAYVIEW AVE CRAVENS ST SEAPORT CIR CHARLOTTE ST LEVY AL No Name OAK BAY DR HORRY ST WOOD ST MARTIN ST INDIGO AVE PYATT ST LANDGRAVE ST BONDS ST KING ST PARK ST HUGER DR FRONT ST RIVER ST CHURCH ST DUKE ST BAY ST Develop gaeway inersecion overlay sandards Proec marshes & low-lands Mar ina Dr Consider and expand Mixed Use clusers (Coordinae wih a provision for sidewalks) Preserved unil services are available (NC Area) Zone o complemen exising park use Primary Redevelopmen Area (Mixed Use) see Land Use Goal # 8 Amend densiy sandards Exend proecion area for marshes and low-lands Amend zoning o reflec radiional neighborhood arrangemens Secondary Redevelopmen Area (Mixed Use) see Land Use Goal # 8 ALL MAP DATA AS OF June, 2016 Aachmen: Planning Commission Maps (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) CONGDON ST WINYAH ST FRONT ST KAMINSKI ST HAZARD ST BUTTS ST BOURNE ST GILBERT ST PENNSYLVANIA AV HAWKINS ST WAGSTAFF AL FRASER ST TARBOX ST DOCK ST INTERNATIONAL DR PRINCE ST WOOD ST DOCK ST AVIATION BLVD HELENA ST IBIS AVE GOLF DR PLANTATION BLVD Helena ROSEBANK RD OAK LAWN RD LAGRANGE RD Fuure Land Use Map Exhibi LUM-6 ± Land Use Conservaion and Open Space Park / Recreaional Low Densiy Medium Densiy High Densiy Public / Semi-Public Core/ General Commerical Highway Commercial Indusrial (Including Uiliies) Neighborhood or Mixed Use Commercial Primary Redevelopmen Area Secondary Redevelopmen Area Redevelopmen Corridor DISCLAIMER: This map is a graphic represenaion of daa obained from various sources. All effors have been made o warran he accuracy of his map. However, WRCOG disclaims all responsibiliy and liabiliy for he use of his map. WRCOG 6-16 Packe Pg. 76

77 4.B.4 RD A AM RD R V ID DA AV E AD Y TRE W FE N NS SO W HN O BR JO BENEVE NTUM RD ND TER DEX Y YD RA RR D E R TA A V D R D WI ND SO R DR R AC AM LN AR oo k r D dge RD l l ey Pal m A Rd r im an M er Ti m r od US H w y 701 Ros e m on Ri RD L n ar S a S d zar Ha l le Wi l N. d Woo Do zie r S o S Ni m er Ln shvi ew CH S Ki Woo d ng S ST ke -m a rk e S UR DU G gh S S oad ce PR FR INC E O ST NT ST in een Qu ar Haz hn RD US H w y 17 OCEA N HW Y S es Jam g MARLIN SPIKE TR ST al l Av e Wi lk in s on r D i ck Bol ys Ba E h D r ry S abe h El iz abe ar r Popl Bar o r e ur y As b IE Sycam ua S SU D o ns SO UTH IS LA ND RD r C har D Wi h er ss IO N on Bi r ch BL D N KI R H LN RD ER EN EL RT LP R WH D LP OA K N VE HA ES DR LN D Ced ar S Foge l L PO R WR BCA ALL MAP DATA AS OF June, 2016 Coo per Wi l i am S Ced ar S AI R LE A W CT EA VE UB DO K U HO M ar s h RD M SO UTH Ol i ve Ros e m ar y S r Lake s id e D Spr uce S AV E BR EC Dai s y Fl ock Daw s o ns S Bay Rd n l es o har C d Ol d R y Bea R Ri GO D Fer n Red wo od Ol d ey Wayn e S B AY S T on e N IA pl O Ma AT I ST R LE ST U AR RD ne D D OL CH ON ST Pi LN Vi ol e S Rd Lor i l S l es o n R rd N Go Dr S Is l and R d RD EL SO es ay f or d RR o od Tul i p ys D IN RA Y Gl enw n As h S RD CC r is o r ee le HA Br i rl h Oak D M on LR AH Peac OR s anq h i RD Sas Che iz ns M TF S o RD ON RD I IB IT E H VE LA AL S DR MA R HE A ST LF ON A LL RD RO BI LE N as IS LE RD HA UR Fuure Land Use for udy Areas D CI CV L BE en GS DR MIC E AV Map Exhibi LUM-7 RD RE SERVE BAN K RD Legend DR Land Use Conservaion Preservaion Parks and Recreaion DO VE LA RP I AT NT D ON ± R Public/ Semi-Public Very Low Densiy Residenial Low Densiy Residenial Medium Densiy Residenial Ligh / General Commercial Secondary Redevelopmen Area DR ION TAT L AN NP E TO K AV OA LN OW T LL IT A W SW HE ST w ic aser Fr Do nham S r D ly lo Coo k Beck i Wh YA L M R Gr een Oak Lob lo l y Ri ce Dr War er d h Hel SE M ar i n d W Hi l ls PI P FR A B lv d Sou h Leon CRAV ENS ST War abe Lob H ST D ST iz M or Dr K BEN El la CREE ker i nkl NY RO ERE PO ND ST DIA NN ST Kau f m an RTIN Shop cel N Br AV I CC RE DR El SU NF IS EL N OK RO pson Sea YB Shor Sl oan Mar NE m Pow Br IE L Tho TROUT ST PE N Bay vie w Av e MA LN SS IL L S T BLUE G TS YAWL TR RU ST O N K PIC BO O W TO ve Shad e A S Har b or DR DR LD VE NT U M os s N E AV Par KIA W TC RIVE R ST Par k El m S RD O EA S DR L ATIONA SO NA INTE RN DI SI LP DUANY MA E UR IN DF MA RE BA Y Ho wa rd S ST Mee in Can non Jo R PIE ST ST Scr on CH KE M ar in a D r and el Cl ST D O O Fr ds ry S Du Hi Pr Hen r ch Mar Chu D Kam i nsk i RT BU ST T HA T S S W T KI NS ST m Ln ST Cyp e C aser N m r ess Pal ns gdo r im an M er LB E r ne Rd Ba nk ST Bou ow even on S ST S Exch ange Br e rk Magn o li a ch -m Fr Fr i a Cr D BO N Lyn gh Can ss Savi Li ber y Do Hi W in al k l HA Haw Wi gf al Aza le a C r RIM l r oad ME R YA H GI s Ln Cam el Rd Bu r ch S gan Mor r rd D l fo A ex Chu Gar d eni a C r ke Con S or i al o nd Rd M em chm Lee IN A el E anu W Du ns o B Rai l fo rd D r. ex D W S Al ss o S C gr ave m e nyah Em S Land Pal S ST l ber Ba nk Rd Wi Gi no Wi l ow ST Wes EL W AN AS T ST y NU S Ham p o n l le E A A i Luca on ST Al e Av RR r y Du s enber H AN A es ss l we No RG EM A KE ng PR IN C hi ce Was in Ru l edg Si m m Legi d ar Seab o Pr Cu Pal m S Dek al bs DU e S aye e Laf rk n ZA R r io v Reser a Ri dge R n o evens S -m ST OLD S ILV E R ns o ng hi ri B e Whi S Ri dge FRIE ND ns gh ncol ST S an Li N S ger Hu Dar g IO Pya es im as er r ch Gr r LE G ST T AT PY N Fr S D es Chu ae ger Sedg Dr Hu ST Fr on nk M ayba CH W W HILL D AV E och UR Was dge S r ly D r el S KI R Far bs CH r al D Dek dge ri S B r el e Sor Whi DA D DA VE ri ST YR O TH IR B e May er WE OR IG R Dr Whi LN D ebr KW O O ST l D an Mah FIE LD Li W C T IN D A ve In di go Hi FIS H DD KENSINGTON BL ge PLAY ER ST AH N nl R OD OD an RD N W TO EN RE G R TA TI O SUMMIT AVE GR T Ki ICA D HOP E LN LIA D IN A VE WO C l IP C ana JE S S GIBS ON ST NUS HELL ST AM E PL AN AV E FOR AV E BR A ES T A VE GD ON AV E E LA K E FRASE R ST HIGHMARKET ST MERCER AVE WO AW Or YA D K B S AV IF T KI N E AV E D ST D R AH AL NN ON VA MCD SA N RD N AV JA CO li RIS O A MO ROS E ST Col GA R SA N G E CL BU RN N AV E ET R VI W HE R RI NI GI GH T OT RI T A IN SK R M Indusrial DR S NE R DR DR Neighborhood or Mixed Use Commercial DISCLAIMER: This map is a graphic represenaion of daa obained from various sources. All effors have been made o warran he accuracy of his map. However, WRCOG disclaims all responsibiliy and liabiliy for he use of his map. WRCOG 6-16 Packe Pg. 77 Aachmen: Planning Commission Maps (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) GA RDE DR U COLONIAL ST LP D R GI NI BE A Con gdo n RD VIR AY H Q TR A C K W IC AP EE BR G H IM W DEVINE ST N EY R LD PL F IE L LP HA IG CT JE RICHO CT GIN WE E DG O PO BU R IP CANAL RD M AN SF IE L D V IS LIV E OA K PR IN LN G LE FE R RY R D R RD RIO

78 Packe Pg. 78 Aachmen: Planning Commission Maps (2140 : Ordinance adoping 2016 Revision of he Land Use Elemen) 4.B.4