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Beaufort County MultiJurisdictional Development Code
CNU Beaufort
16 April 2012
1
What We’ve Produced
Annotated Outline and Place Type Structure: July 2010
Thoroughfares Technical Manual: October 2010
Draft Jurisdictional Codes: October 2010 - February 2012
Charrette Report: August 2011 - February 2012
Economic Study: November 2011 - February 2012
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
© 2012 Opticos Design, Inc. | 2
Multi-Jurisdictional Code Framework
3
Place Types
• Resolve Comp. Plan
discussions of placemaking
inside the Growth
Boundary
• Provide a recipe to apply
transect zones and
establish “high priority”
areas for infill,
redevelopment, and
development
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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County
Town
City
Place Types Correlation
Rural Crossroads
Hamlet
Hamlet
Hamlet
Town
Town
City
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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The Beaufort County Transect
• 13 Zones in total
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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How the Parts Relate
Place Types
Code Structure
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
Place Types
Thoroughfares
Beaufort County Transect
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How the Parts Relate
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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County
Town
City
Transect Zone District Correlation
T1 Natural Preserve
T1 Natural Preserve
T1 Natural Preserve
T3 Edge
T3 Edge
T3 Edge
T3 Hamlet Neighborhood
T3 Hamlet Neighborhood
T3 Sub-Urban
T3 Neighborhood
T3 Neighborhood
T3 Neighborhood
T4 Hamlet Center
T4 Hamlet Center
T4 Urban Neighborhood
T2 Rural-Low
T2 Rural
T2 Rural Center
T5 Historic Core
TNCP Traditional
Neighborhood
T5 Main Street
T5 Urban Corridor
TNCP Traditional
Neighborhood
TNCP Traditional
Neighborhood
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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10
County
Town
City
Conventional Zone District & Overlay Correlation
C3 Neighborhood Mixed-Use
C4 Community Center
Mixed Use
C5 Regional Center Mixed Use
SD Commercial
S1 Industrial
SD Industrial
MO Military Overlay
G Governmental
SMR Military Reservation
MCAS-AO Overlay
MCAS-AO Overlay
MCAS-AO Overlay
BC-AO Overlay
CP Cultural Protection
Overlay
CFV Commercial Fishing
Village Overlay
Beaufort Historic District
TDR Overlay
TDR Overlay?
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
TDR Overlay?
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11
Beaufort County Code
12
Old vs New Code Structure
16 Articles, 16 Appendices
10 Articles, 1 Appendix
~880 Pages
~600 Pages (450 for City)
Basic Format
Formatted to Maximize
Useability
Performance-Based Code
Primarily Form-Based Code,
with some Use-Based
Elements
Limited Design Standards
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
Clear, Predictable Design
Standards to Regulate Public
and Private Realm Elements
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Outline of County Code Content
Preamble
Article 1: General Provisions
Article 2: General to Community Design
Article 3: Specific to Zones
Article 4: Specific to Use
Article 5: Supplemental to Zones
Article 6: Subdivision and Land Development
Article 7: Procedures
Article 8: Nonconformities
Article 9: Enforcement
Article 10: Definitions
Appendix A: Development Review and Permitting
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Preamble
Summary: The Preamble provides an overview of the Code in
the context of the County and illustrates how to use it.
• Distinguishes between Walkable and Driveable environments
• Establishes concept of Place Types to guide form, character, and
intensity of development
• Provides an overview of how to use the Code
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Article 1: General Provisions
Summary: Article 1 provides an introduction to the Code.
• Establishes Title and Authority and references State Statutes
• Establishes relationship to the Comprehensive Plan including
Land Use, Circulation, and Open Space
• Describes how Zones will transition upon adoption of new
Code
• Some Zones will transition to multiple zones
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Article 2: General to Community Design
Summary: Article 2 provides general requirements at the
Community Scale, including general standards, standards applying
to Traditional Neighborhoods, and site planning standards for
conventional (multifamily and commercial) developments.
• Establishes improved standards for connectivity and community
form for all developments
• Provides tools to develop traditional neighborhoods in
predominantly greenfield locations
• Provides additional standards for multifamily and commercialoriented communities
• Provides standards for elements related to Community Design:
Civic and Open Spaces and Thoroughfares
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Article 2: Traditional Neighborhood Community Plans
Summary: Division 2.2 serves as a “TND Ordinance” to guide
the creation of new Places, predominantly in greenfield areas.
• The TNCP provides standards to organize transect zones and
public realm elements (thoroughfares, civic spaces) to create
new Places in accordance with the Comp. Plan
• Initial Rezoning would require Council approval, however
subsequent approvals would be administrative
• Minimum thresholds for size and density would encourage the
TNCP to be utilized together with the TDR program in the
rural area
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Multi-family Developments
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
Commercial Oriented Developments
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Article 3: Specific to Zones
Summary: Article 3 contains regulations and allowable land uses
for Transect Zones, Non-Transect Zones, and Overlay Zones
• Transect Zones assemble Building Form Standards and
Allowable Land Uses into 2-4 page spreads
• Land Uses consolidated and condensed with City and Town
• Land Uses with Conditions referenced in Table
• Non-Transect Zones carry forward and improve upon
remaining Non-Transect Zone framework
• Overlay Zones Carried Forward
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Article 4: Specific to Use
Summary: Article provides standards for the uses identified in
the use table in Article 3, as well as standards for Accessory Uses
and Structures and Temporary Uses and Structures. Not all uses
are in this chapter, only those that have standards dictated by
state law or uses that require specific standards in addition to
those found in Article 3.
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Article 5: Supplemental to Zones
Summary: Article 5 consolidates development standards that
are supplemental to those found in Article 3 and are applicable
to certain zones as specified. These standards include the
following:
• Building Type Standards
• Frontage Standards
• Architectural Standards and
Guidelines
• Fences and Walls
• Off-Street Parking
• Signage
• Exterior Lighting
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
• Landscaping, Bufferyard, and
Screening
• Neighborhood Compatibility
• Historic Preservation
• Resource Protection
• Stormwater
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Article 5: City and Town
Summary: Article 5 for the City consolidates and shortens
material into fewer Divisions and has condensed standards
where possible.
• Building Type Standards
• Frontage Standards
• Architectural Standards and
Guidelines
• Landscaping and Tree
Conservation
• Off-Street Parking
• Signage
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
• Resource Protection
• Stormwater (Reserved)
• Lighting
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Building Type Standards
• Includes standards for residential and commercial/mixed use
building types calibrated to the Transect
• Standards provide templates for applicants to emulate
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Architectural Standards and Guidelines
• Addresses general Lowcountry character in urban and rural
centers organized along the Transect
• Combines standards and guidelines
• Increasingly stringent as one moves from rural to urban
• Intended to be utilized by Staff in reviewing applications
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Sign Standards
• Includes standards for various sign types calibrated to the
Transect
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Stormwater
• County Standards will remain in County Stormwater Manual
• Code provides stormwater tools calibrated to the Transect and
reflective of soil permeability and water sensitivity
• Intention is that City and Town will initiate their own
Stormwater Manual that will further calibrate standards for
urban areas
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Resource Protection
• Many standards calibrated along the Transect
• Main goal to establish resource protection standards for all
jurisdictions
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
© 2012 Opticos Design, Inc. | 50
Article 6: Subdivision and Land Development
Summary: Article 6 includes General Review Standards, Land
Development Standards, and related Engineering Standards used
when subdividing land.
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Article 7: Procedures
Summary: Article 7 includes the Development Review
Procedures.
• The procedures have been simplified and are accompanied by
graphic flow charts
• New applicable procedures such as Modulation and Traditional
Neighborhood Community Plans have been added
• County seeks to streamline procedures, particularly within
Transect Zones, and increase number of administrative
activities
• Nontransect Zones will require a “Certificate of Design
Compliance” and DRB review to promote better development
patterns
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
© 2012 Opticos Design, Inc. | 52
I want to...
Zoning and Permitting Activities
Develop a
Develop a simple,
Develop a simple,
Develop a project
temporary
compliant project
compliant project
in a Transect
building,
in a Transect
in a Transect
Zone that triggers
structure, or use
Zone
Zone that is a
a dimensional
Conditional Use
Modulation
Install a Sign
Remove a
Develop a project
Protected Tree
Zoning Permit
Zoning Permit
Zoning Permit
Modulation(s)
Required
Required
Required
(Waivers) Required
De
Rename
that requires a Site
in
a Street
Z
Plan
Sign Permit Required
Tree Removal Permit
Development Plan
Street Renaming
Ce
Required
Review Required
Required
Co
Optional Pre-
Optional Pre-
Optional Pre-
Optional Pre-
Optional Pre-
Optional Pre-
Pre-Application
Optional Pre-
Application Meeting
Application Meeting
Application Meeting
Application Meeting
Application Meeting
Application Meeting
Meeting
Application Meeting
Submit Application
Submit Application
Submit Application
Submit Application
Submit Application
Submit Application
Submit Application
Submit Application
Materials to Staff
Materials to Staff
Materials to Staff
Materials to Staff
Materials to Staff
Materials to Staff
Materials to Staff
Materials to Staff
Decision by Director
Decision by Director
Decision by Director
Decision by Director
Decision by Director
Decision by Director
Decision by Director
Staff Filing with PC
Decision by PC
S
R
Appeal to
Appeal to
Appeal to
Appeal to
Appeal to
Appeal to
Appeal to
Appeal to
ZBOA
ZBOA
ZBOA
Circuit
ZBOA
ZBOA
ZBOA
PC
Court
Zoning Permit
Zoning Permit
Zoning Permit
Modulation Permit
Issued
Issued
Issued
Issued
Proceed to Building
Proceed to Building
Proceed to Building
Proceed to Zoning and
Permit
Permit
Permit
Building Permits
Sign Permit Issued
Tree Removal Permit
Land Development
Street Renaming
Issued
Plan Approved
Approved
Coord. with Subdivision,
Install Sign
Remove Tree
if applicable; proceed to
Zoning, Development,
C
Coo
Rename Street
and Building Permits
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
C
© 2012 Opticos Design, Inc. | 53
if a
Z
a
Subdivision
lop a project
Develop a project
Rename
requires a Site
a Street
n
Develop a project
Develop a project
Develop a
Develop a project that
Enter into a
Subdivide my
in a Non-Transect
that involves
that requires a
project that has
Development
is not compliant with
property into
Zone
a Building or
Special Use Permit
a dimensional
Agreement with
the Comprehensive
less lots
hardship
the County
Plan and/or the
Site of Historic
Significance
velopment Plan
Street Renaming
Certificate of Design
eview Required
Required
Compliance Required
Development Code
Certificate of
Appropriateness
Required
Comprehensive
Special Use Permit
Variance
Development
Plan and/or Zoning
Required
Required
Agreement Required
Amendment
Minor Subdiv
Desired
Required
re-Application
Optional Pre-
Pre-Application
Pre-Application
Pre-Application
Pre-Application
Pre-Application
Pre-Application
Meeting
Application Meeting
Meeting
Meeting
Meeting
Meeting
Meeting
Meeting
Optional P
Application M
mit Application
Submit Application
Submit Application
Submit Application
Submit Application
Submit Application
Submit Application
Submit Application
Submit Applic
aterials to Staff
Materials to Staff
Materials to Staff
Materials to Staff
Materials to Staff
Materials to Staff
Materials to Staff
Materials to Staff
Materials to
ision by Director
Staff Filing with PC
Staff Filing
Staff Filing
Staff Filing
Staff Filing
with ZBOA
with ZBOA
with CC
with PC
Decision by ZBOA
Decision by ZBOA
Decision by CC
Historic
Staff Filing
Preservationist Filing
with DRB
with HPRB
Decision/
Decision by PC
Recommendation by
Decision by HPRB
DRB
Decision by Di
Recommendation
by PC
A
Appeal to
Appeal to
PC
nd Development
Plan Approved
Circuit
Court
Appeal to
Street Renaming
Certificate of Design
Approved
Compliance Issued
d. with Subdivision,
Coord. with Subdivision,
plicable; proceed to
if applicable; proceed to
ing, Development,
Building Permits
Rename Street
Appeal to
Appeal to
Appeal to
Appeal to
Circuit
Circuit
Circuit
Circuit
Court
Court
Court
Court
PC
Zoning, Development
and Building Permits
Certificate of
Appropriateness
Issued
Proceed to Zoning,
Development, and
Building Permits
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
Decision by CC
Zoning and/or
Special Use Permit
Variance Permit
Development
Comprehensive Plan
Issued
Issued
Agreement Entered
Amendment
Minor Subdiv
Approve
Completed
Coord. with Subdivision,
Coord. with Subdivision,
Coord. with Subdivision,
Proceed to Zoning and
if applicable; proceed to
if applicable; proceed to
if applicable; proceed to
Building Permits
Zoning, Development,
Zoning, Development,
Zoning, Development,
and Building Permits
and Building Permits
and Building Permits
© 2012 Opticos Design, Inc. | 54
Proceed to Z
Developmen
Building Per
Article 8: Nonconformities
Summary: Article 8 sets forth standards for nonconforming uses,
structures, lots, signs, and site features.
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
© 2012 Opticos Design, Inc. | 55
Article 9: Enforcement
Summary: This article provides information regarding the
enforcement of code violations, remedies and penalties.
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
© 2012 Opticos Design, Inc. | 56
Article 10: Definitions
Summary: Definitions include Definitions of Terms and
Definitions of Land Uses.
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
© 2012 Opticos Design, Inc. | 57
Appendix A: Development Review and Permitting
Summary: Appendix A sets forth the responsibilities of the
various review bodies in reviewing and making decisions on
applications.
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
© 2012 Opticos Design, Inc. | 58
Results of the Charrette Process
59
Charrette Process Summary
Port Royal and Shell Point: 24-28 October 2011
South County: 15-18 November 2011
St. Helena Island: 5-6 December 2011
Lady’s Island: 7-9 December 2011
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Place Types
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Street & Block Framework
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Regulating Plan
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Port Royal Gateway
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Mossy Oaks Neighborhood Center
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Shell Point Neighborhood Center
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Place Types
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Street and Block Framework
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Regulating Plan
T4NC
T4HC
T4HC
T3N
T4NC
T3N
T4HC
T3HN
T4HC
T4HC
T3HN
T3HN
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Pa
lm
ett
oA
ven
u
e
T3-Edge Concept (Alljoy)
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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T3-Hamlet Neighborhood Concept (Alljoy)
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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0
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
Ma
17
yR
ive
rR
oad
New Pritchardville Neighborhood Center
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Proposed Rural Crossroads (Old Pritchardville)
May R
iver R
oad
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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T4-Hamlet Center Character (Myrtle Park)
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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T4-Neighborhood Center Character (Myrtle Park)
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Place Types (Corners)
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Phasing Strategy: Connectivity
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Phasing Strategy: Connectivity
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Phasing Strategy: Connectivity
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Regulating Plan
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Improved MLK Park
Par
kw
ay
D
nd
LK
Isla
M
Sea
riv
e
Corners
Potential
Pedestrian
Connection
Potential
Community
Market
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Place Types (Land’s End)
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Street & Block Framework
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Regulating Plan
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Fort Fremont
nd
La
nd
’s E
ad
Ro
Potential Linear Park
& Infill Housing
ad
t Ro
poin
Bay
Fort Fremont
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Land’s End Road/Seaside Road Intersection Proposed
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Place Types (Lady’s Island)
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Proposed Regulating Plan
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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T4-Neighborhood Center Concept (Lady’s Island)
nd
sla
aI
Se
US
/
ay
w
rk
Pa
Profe
ssion
al Vil
lage
Circl
e
21
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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T4-Neighborhood Center Concept (Lady’s Island)
rive
and D
Isl
Lady’s
Publix
sla
aI
Se
nd
ad
Pa
o
tR
U
ay/
rkw
n
i
Po
’s
m
1
S2
Sa
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Sam’s Point Road at Newpoint: Proposed
Beaufort County Multi-Jurisdictional Form-Based Code | CNU Beaufort
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Questions & Discussion
92
Thank You
Stefan Pellegrini
[email protected]
93