Chapter 12

Chapter 12: CP-O, Character Preservation Overlay District

Article 12.1    Establishment of the Character Preservation Overlay District
Article 12.2    Procedure for Establishment
Article 12.3    Intent
Article 12.4    Effect of Overlay District
Article 12.5    Applicability
Article 12.6    Special Permit
Article 12.7    Uses
Article 12.8    Development Standards
Article 12.9    Major & Minor Alteration Standards

Article 12.1 Establishment of the Character Preservation Overlay District

The CP-O Character Preservation Overlay zoning district is hereby established. The regulations of the CP-O district shall supplement the regulations of the underlying districts. In cases where the regulations conflict, the CP-O district regulations shall supersede the underlying district regulations.

Article 12.2 Procedure for Establishment

The CP-O district shall be established, changed, or modified in accordance with the procedures applicable to all zoning districts as described in Chapters 3 and 10 of this Ordinance.

Article 12.3 Intent

The purpose of this Article is to identify, preserve, and protect the historic character of the designated area(s). The existing character of the designated area(s) will be carefully defined and guidelines will be created to ensure that development within the designated area(s) is compatible and consistent with the identified character of the area(s).

Article 12.4 Effect of Overlay District

The CP-O Character Preservation Overlay district regulations of this article apply in addition to the underlying (base) zoning district regulations to impose different development rules for properties within the overlay district. In case of conflict between the regulations of this article and other regulations in this Ordinance, the regulations of this article shall control. Where no special CP-O district regulation is stated in this article, the regulations of the underlying base zoning and all other applicable provisions of this Ordinance shall apply.

Article 12.5 Applicability

The standards of this article shall apply to all development within the CP-O district.

Article 12.6 Special Permit

No reconstruction, alteration, or addition shall be made to any existing structure, nor shall any additional structure be constructed upon a site in the CP-O district unless a special permit has been issued by the Planning Commission with a recommendation from the Board of Architectural Review. Ordinary maintenance and repair for which no building permit is required shall be exempted from this requirement.

Article 12.7 Uses

Uses shall be allowed in the CP-O district in accordance with the following table:

An “A” indicates that a use type is allowed by-right in the CP-O district, subject to compliance with all other applicable regulations of this Ordinance.
An “S” indicates that a use type is allowed only if reviewed and approved in accordance with the Special exception procedures contained within this Ordinance, subject to compliance with all other applicable regulations of this Ordinance.

A “C” means that the use is permitted as a use with conditions (as defined in the Town of Meggett Zoning Ordinance) in the indicated districts.
A blank cell indicates that a use type is not allowed in the CP-O district.

Article 12.8 Development Standards

The setback, lot size, lot coverage, density, building height, sign, street, parking standards, and all other subdivision regulations of the Town of Meggett that pertain to the underlying district shall apply, except that the following CP-O district development standards shall supersede the standards of the underlying district.

§12.8.1 General

All elevations shall be in harmony, in terms of scale, proportion, detail, material, color and high design quality.
The design continuity of the side and rear elevations of buildings shall be consistent with the front elevation.
The scale of the buildings and the accessory structures shall be appropriate to the scale of structures located in the surrounding area.
The architectural design and material finish of buildings and other accessory structures shall be compatible with one another and with adjacent and surrounding structures where such structures are substantially in compliance with these requirements.
All proposed new structures (excluding outbuildings, accessory structures and sheds) shall contain covered porches.
Elevated structures built to meet flood zone requirements shall not be open at the ground floor and shall be enclosed on all four sides with an appropriate (break away) material.
Prefabricated buildings and other accessory structures shall be permitted in the CP-O district only if the Board of Architectural Review determines that their architectural style and color are similar to and compatible with surrounding buildings.

§12.8.2 Building Height
No building shall exceed 40 feet in height. Steeples and chimneys are excluded from this requirement.

§12.8.3 Building Materials & Color

Neither unadorned concrete block nor corrugated metal shall be used as primary material for the exterior walls or surfaces of a building. Acceptable adornments for concrete walls include tabby and stucco. Paint is not an acceptable adornment for concrete walls.
Primary materials for walls and facades visible from the right-of-way shall be limited to brick, masonry units, wood, glass, and metal accents.
Un-painted or bare metal panels shall be prohibited as an exterior building material. {Exception: galvanized metal “standing seam” type metal panels}.
The use of vinyl siding as an exterior building material must be approved by the BAR.
Materials shall express their function clearly and honestly and shall not appear as materials that are foreign to the character of the rest of the building.
Architectural roofing shingles and metal standing seam type or other materials with similar appropriate texture and appearance shall be utilized.
Color combination of paints shall be complimentary. In no case shall garish colors be permitted. In general, no more than three different colors per building shall be allowed.

§12.8.4 Building Orientation

All buildings shall be sited so that a direct relationship with the primary street is established.
Where it is reasonably practical, proposed structures shall not impede scenic rural views from the main road, from existing structures, or from natural settings.
The siting of a structure and development of a parcel shall show an attempt to work with and preserve existing native vegetation and natural features of the site by designing structures and buildings around any such features.

§12.8.5 Landscaping, Screening, & Buffering

Landscaping: The majority of plant materials used as part of the development of a site shall be of native species commonly found in the Meggett and Lowcountry areas. Exotic and non-native plant species are discouraged.
Screening: All of the following must be screened by either durable materials compatible in design with the surrounding buildings and building materials, or by a maintained vegetated buffer: a. Utility connections and equipment shall be enclosed or screened from view from public areas of site, including from parking lots; b. Trash containers, compactors, dumpsters, and storage areas shall be placed on a concrete pad and surrounded by a fence or wall enclosure (of not less than the height of trash or storage to be screened); c. Loading docks shall be screened from view from the street right-of-way.
Public spaces adjoining pasture and/or grazing areas shall have a 50-foot setback and a 25-foot buffer along the property line the public space shares with the pasture and/or grazing area.

§12.8.6 Tree Protection
Clear cutting of both protected and unprotected trees shall be prohibited.

§12.8.7 Signs

One of the following combinations of signs is permitted within the CP-O district: a. One (1) freestanding/ground sign and one (1) wall sign. Multi-tenant commercial properties are allowed one (1) freestanding/ground sign and one (1) wall sign per individual tenant; or, b. One (1) wall sign limited to one square foot per linear footage of building frontage up to a maximum of 32 square feet in size, mounted above highest window/porch canopy. Multi-tenant commercial properties are allowed one (1) wall sign as described in “b.” above and one (1) wall sign per individual tenant.
Freestanding/Ground Signs: Freestanding/ground signage shall be limited to monument signs. No sign shall exceed 32 square feet.
Wall Signs: Horizontal wall signs are encouraged. No wall sign shall project more than six (6) inches into the public right-of-way. Individual businesses are allowed one wall and multi-tenant commercial properties are allowed one wall sign per individual tenant.
a. Wall signs shall not exceed 3 square feet per tenant.
b. Wall signs for individual tenants must be uniform in size and design.
Off-premises signs shall be prohibited within the CP-O district.
Signs with internal illumination shall be prohibited within the CP-O district, except for temporary usage for Town events. When used for Town events, these temporary signs shall be permitted for a period of not more than 30 days.

§12.8.8 Fencing

Fencing shall consist of vertical wood posts and wood rails running horizontally, with spaces between the rails.
Use of barbed wire, hogwire, chain link, cyclone or other metal fabric fencing is prohibited.

§12.8.9 Building Lighting

Property owners and managers are encouraged to safely illuminate building entry/exit locations; however, such areas shall only be illuminated using shielded lighting or off-building lighting that does not generate glare or otherwise allow the light to be viewed directly from off the property.
Building walls may be illuminated.
No exterior lighting shall be used in a manner which produces a bloom or a direct glare on neighboring property, or which produces an objectionable visual disturbance to obstruct scenic views. All exterior lighting shall be shielded so that the source of light cannot be directly seen from off the property.
Any approved exterior lighting shall not be directed onto abutting properties or roadways.
Commercial and industrial interior or exterior lighting, including signs, shall not be of such intensity, or located or directed in such a way, as to produce glare or discomfort on public streets or neighboring property.

§12.8.10 Parking Areas & Driveways

All parking for commercial buildings on the west side of SC Highway 165 shall be located behind the building.
All parking for the reconstructed railroad depot, located on the East side of SC Highway 165 will be in the front of and to the side of the building.
All parking surfaces, driveways, and other site circulation areas for commercial buildings shall be constructed of shell sand over R.O.C. or other suitable permeable surface.

§12.8.11 Pedestrian Sidewalks

Sidewalks shall be provided along the length of any commercial façade abutting parking areas. Such sidewalks shall be located at least four (4) feet from the façade of the building to provide planting beds for foundation landscaping.
Sidewalks shall be provided between abutting commercial properties located along SC Highway 165 through the use of walkways or pathways that run along the street front. Such sidewalks shall be located at least four (4) feet from the façade of the building to provide planting beds for foundation landscaping.
All sidewalks shall be constructed of approved materials.
Curb cuts and ramps shall be provided where necessary to meet the Americans with Disabilities Act.

Article 12.9 Major & Minor Alteration Standards

The Board of Architectural Review shall make recommendations of the following types of alterations to the Town Council.

A. Major alterations, which include the following:
a) Additions, partial demolitions, or substantial alterations to a building façade;
b) Change to a more intensive use category as defined in the underlying District;
c) Installation of four or more parking places;
d) Removal or radical trimming of large established trees or vegetation, except where necessary for immediate public safety as determined by the Town of Meggett
e) New construction of 1,000 square feet or more within the CP-O district; and,
f) Any other alteration or use that the Town Council determines may detract from the historic character of the site or structure.

B. Minor alterations, including:
a) Construction, modification, or demolition of accessory structures;
b) Additions, partial or total demolitions, or substantial alterations to the building facades of non-contributing and intrusive structures within the CP-O district;
c) Replacement of damaged exterior features with virtually identical materials;
d) Installation of fewer than four parking spaces;
e) Installation of signs of less than four square feet;
f) Any similar alteration or use that does not detract from the character of a site or structure within the CP-O district.

2. The following standards apply to major and minor alterations as defined in this Ordinance:
A. Any proposed use shall minimize exterior alteration of the site or structure and its environment; uses that require substantial exterior alteration shall not be permitted.
B. All alterations to commercial properties shall have proven historical basis.