Agenda Planning Commission March 9, 2026 6:00 PM Council Chamber, Clemson City Hall Call to Order Public Session Approval of Minutes a. February 9, 2026 - Regular Meeting Informational Briefing: Mr. Nathan Woods Planned Development Public Session a. PUD-000526-2026 Proposed Planned Development (201 Pine St.) Action Items a. Hotel Canopy Standards b. RZNE-000529-2026 Proposed Map Amendment (Elm Street Lot) c. 2026-R-02 Proposed Text Amendment (Mixed Use High-Density Development) Advisory Items Discussion Items a. Middle Housing Standards Staff Reports Other Items a. Planning Commission Representation at Council Meetings b. Future Workshops and Other Events Adjourn Page 1 of 146 PLANNING COMMISSION MEETING Monday, February 9, 2026 6:00 p.m. MINUTES The City of Clemson Planning Commission met in open session in the Council Chambers in City Hall, 1250 Tiger Boulevard, Clemson, SC. Members present: Herb Tyler (Chair), Greg Rice (Vice-Chair), Tanya Hyatt, Bryan Yoder, Tiffany Franks, Benji Cumbie, and John Crolley Staff present: Nathan Woods, Assistant City Administrator and Planning & Development Director; Art Holbrooks, City Planner; Jacob Peabody, Zoning & Codes Administrator; Kelly Roach, Recording Secretary. The meeting was livestreamed and recorded on YouTube. 1. Call to Order: Mr. Tyler called the meeting to order at 6:00 p.m., and then introduced the Commission members and staff present. 2. Election of Officers for 2026 (2:59) a. Chair Mr. Tyler called for nominations for Chair. Ms. Hyatt nominated Mr. Tyler to be reelected; Mr. Rice seconded the nomination. No other nominations were made. Mr. Tyler called for a vote by a show of hands; there was no opposition. Mr. Tyler was unanimously reelected Chair for 2026 by a 7 – 0 vote. b. Vice-chair Mr. Tyler called for nominations for Vice-chair. Mr. Tyler nominated Mr. Rice to be reelected; Ms. Hyatt seconded the nomination. No other nominations were made. Mr. Tyler called for a vote by a show of hands; there was no opposition. Mr. Rice was unanimously reelected Chair for 2026 by a 7 – 0 vote. c. Reappointment of Recording Secretary Mr. Tyler made a motion to reappoint Ms. Roach as Recording Secretary; Mr. Rice seconded the nomination. Mr. Tyler called for a vote by a show of hands; there was no opposition. Ms. Roach was reappointed Recording Secretary for 2026 by a 7 – 0 vote. Before moving on to the next agenda item, Mr. Tyler informed the Commission he would like to address both Action Items and Advisory Items immediately after Adoption of Minutes; there were no objections. 1 Page 2 of 146 3. Public Session (9:16) Mr. Tyler opened the Public Session and called for comments related to items not on the agenda. He also noted that there had been no written comments received for items not on the agenda. Mr. Tyler McGee, 108 McGee Street, Clemson. Mr. McGee inquired about the status of the Planned Development, Pacolet Milliken. Mr. Woods responded that the developer was still indicating the project would soon begin. Ms. Gay Ferree-Eitenmiller, 137 Honeycomb Lane, Central. Ms. Ferree-Eitenmiller read an excerpt from a book called “Your City is Sick” by Jeffrey Sigler. Mr. Rupert McGinty, 206 N Clemson Avenue, Clemson. Mr. McGinty expressed concerns with the amount of ongoing and planned student-oriented housing construction in the City. Mr. Tyler called for any further comments; there were none. Mr. Tyler closed the public session. 4. Adoption of Minutes (19:46) a. January 13, 2026 – Regular Meeting Mr. Tyler called for proposed edits to the draft minutes; there were none. Mr. Tyler called for a motion. Mr. Cumbie made a motion to approve the Tuesday, January 13, 2026 minutes as presented; Ms. Hyatt seconded the motion. Mr. Tyler called for discussion; there was none. Mr. Tyler called for a voice vote; there was no opposition. The motion was unanimously approved by a 7 - 0 vote. 5. Action Items (20:32) a. 2026-R-01 Neighborhood Conservation Overlay Mr. Woods briefed the Commission on updates to the proposed Neighborhood Conversation initially presented as a discussion item at the January 2026 meeting. (See Attachment #1) He emphasized that it was staff’s goal to replace arbitrary development patterns with a regulated model that protects established neighborhoods most susceptible to potential negative impacts. (See Attachment #2) Mr. Woods then called for questions from the commissioners. Discussion followed. Among the topics discussed were: • Clarification of the type of development activity regulated by the overlay. • Establishment of the Board of Architectural Review (BAR) guidelines. • Clarification of the public’s access to the BAR review. • Limitations on the overlay’s regulation of tree removal. Following the conclusion of discussion, Mr. Tyler called for public comment. (41:33) Ms. Shawn Haney, 211 Riggs Drive, Clemson. Ms. Haney expressed support for the draft overlay. 2 Page 3 of 146 Ms. C.C. Bates, 149 Folger Street, Clemson. Ms. Bates stated support for the overlay’s concept, but said she believed the effort was too late. She noted that she doubted the accuracy of Clemson University enrollment numbers being cited as part of the justification for the proposed standards, and said the numbers do not represent students attending classes in person. Mr. Todd Howard, 116 Strode Circle, Clemson. Mr. Howard identified himself as a member of the BAR, and stated he was a proponent of the overlay. Ms. Nancy Spitler, 210 Edgewood Avenue, Clemson. Ms. Spitler stated she was pleased with this overlay and supported adoption. Ms. Edyta Kuzian, 105 Blue Ridge Drive, Clemson. Ms. Kuzian stated she approved of the overlay, and believed more neighborhoods should be included in the boundaries. Mr. Rupert McGinty, 206 N. Clemson Avenue. Mr. McGinty expressed his concerns with the overlay not having any height restrictions, and stated it was too general. Mr. Chris Shelnut, 100 Dogwood Drive, Clemson. Mr. Shelnut stated that he believed the overlay needed to be expanded to other areas, and that it needed more detailed regulations. Mr. Tyler McGee, McGee Street, Clemson. Mr. McGee expressed appreciation for the presentation, and said that he had questions about how the approval for the proposal would work. Mr. Woods recommended that Mr. McGee contact Planning staff, and Mr. Holbrooks gave him a card with contact information. Mr. Daron Bates, 149 Folger Street, Clemson. Mr. Bates stated he felt the proposal had a lot of merit but would like to see both the boundaries and height restrictions extended. Mr. Tyler called for any additional comments; there were none. Mr. Tyler then noted that two comments had been submitted through the MyCivic app, one in support for the proposed overlay, and one against. The public session was closed. Mr. Tyler called for any further discussion from the commissioners. Among the topics addressed were: • Existing height restrictions in place under the current zoning. • Rules for tree removal during new construction. • Clarification on what would be addressed by a site management plan. • The process of amending the overlay at a later date. • The relationship between base zoning and overlays. Mr. Tyler called for any additional discussion; there was none. Mr. Tyler called for a motion; Mr. Yoder made a motion to recommend approval of the proposed 2026-R-01 Neighborhood Conservation Overlay; Ms. Hyatt seconded the motion. Mr. Tyler 3 Page 4 of 146 called for discussion; brief discussion followed regarding a public hearing being the next step of the adoption process. Mr. Tyler then called for a roll call vote. The results of the roll call vote were: Mr. Crolley – yes Ms. Franks – yes Mr. Yoder – yes Mr. Rice – no Ms. Hyatt – yes Mr. Crumbie – no Mr. Tyler – yes The motion was approved by a 5-2 vote. 6. Advisory Items (1:22:45) Mr. Woods briefed the Commission on a staff recommendation to move away from attempting to link development needs to student-oriented bed counts. His briefing included a detailed slide presentation. (See attachment #3) Mr. Tyler called for comments from the commissioners. Brief discussion followed. 7. Planned Development Concept Presentation Workshop (1:37:06) a. PUD-000526-2026 Proposed Planned Development (201 Pine Street) Mr. Tyler called for any updates from staff; there were none. He then recognized the development team. Ms. Alison Mills, Vice President with CRG, briefed the commission. She also introduced Mr. Zach Britain and Mr. Michael Hanley with their architectural team Lamar Johnson Collaborative. (See attachment #4) Ms. Mills noted some of the changes that were made for the new application. Among those listed were: • The building is now three stories along Hedgerow Lane. • The original bed count has decreased from 725 to 555. • 205 residential parking spaces; 31 public parking spaces will remain. • 12,500 square feet of public space. • 1750 feet of waterline improvements. • 2400 linear feet of sidewalk improvements. Mr. Tyler called for comments from the commissioners. Among the topics addressed were: • Clarification of the type of ADA Pedestrian crosswalks. • Parking entrance location. • Golf cart parking. 4 Page 5 of 146 Mr. Tyler called for any additional comments from the commissioners; there were none. 8. Planned Development Public Session a. PUD-000506-2025 (1310 Tiger Boulevard) Mr. Tyler recognized the Kennedy Wilson Group; Mr. Marial Arias and Mr. Nicholas Imerman presented. They briefed the Commission, noting the changes that had been made since the previous presentation. (See Attachment #5) Among the topics addressed were: • Retail increased from 6,000 to 15,700 square feet. • Expanded the public plaza to 7,200 square feet. • Bus shelter will remain on Hwy 76. • Community benefits to include $1.4 million in additional benefits. Mr. Tyler then called for public comments. Ms. Linda Davis, 224 William Walker Drive, Anderson. Ms. Davis identified herself as pastor of New Hope Baptist Church of Clemson, and stated she was present on behalf of the Golden View Community. She expressed concerns with the impact of the development and associated traffic on the neighborhood. Ms. Eva Henry, 234 Riggs Drive, Clemson. Ms. Henry expressed her concerns with the height of the building, saying it would result in an invasion of her privacy. Mr. Bob Healy, 140 Folger Street, Clemson. Mr. Healy said he worried about the additional traffic stemming from the development, and the new retail space being occupied. He also asked for clarification of the breakdown of the number of parking spaces, and the entrance and exit locations. Ms. Yolanda Green, 106 Church Street, Clemson. Ms. Green stated that the traffic was already bad in what was a congested area, and that the development would cause disruption to Golden View Baptist Church. Ms. Joanne Hill, 105 Banks Street, Clemson. Ms. Hill echoed similar concerns with traffic and disruption to the community. Ms. Deborah Hamilton, 303 Reid Street, Clemson. Ms. Hamilton said the additional traffic would cause problems to the other streets in the community. Ms. Rosa Grayden, Central. Ms. Gravden cited potential additional divisions within the community, and the impact of additional traffic. 5 Page 6 of 146 Mr. Rupert McGinty, 206 N. Clemson Avenue, Clemson. Mr. McGinty stated the development would result in problematic congestion at the Hwy 123 and Hwy 76 intersection. Mr. Tyler called for any additional comments; there were none. Mr. Tyler recapped the issues heard from the public. The list of concerns were: • Traffic on Reid Street. • Added traffic coming from the additional retail. • How sightlines reach out into the neighborhoods. • Traffic exiting on both sides of the development. • Controlling parking. • Preserving the neighborhood. • The impacts on elderly people. • Benefits for the community. • Buffers. • The type of restrictions associated with the development. • A traffic study. • Designation of Perimeter Road as a by-pass. • Familiarization of the developer with Clemson and benefits for the underserved community near the development. Mr. Tyler closed the public session and took a 5-minute recess. Mr. Tyler called the meeting back to order. (2:47:37) 9. Discussion Items (2:47:38) a. Draft Roof-top Canopy Standards Mr. Peabody briefed the Commission on the proposed text amendment requested by the Shepherd Hotel’s management team. If approved it would amend City Code to allow for the installation of a canopy that would provide shelter/shade during rooftop events. (See Attachment #6) Mr. Peabody explained that current standards do not permit a rooftop canopy due to the limit on stories, and also noted that the proposed change would only apply to hotels. He concluded by stating that a Shepherd Hotel representative would be coming to next month’s meeting to present the draft ordinance. Discussion followed. Among the topics address included rooftop access, fire safety, temporary tents, BAR approval, and the hotel’s structure. 10. Staff Reports (2:59:01) Mr. Woods stated he would be discussing the ordinance on height at the upcoming Council meeting, and that the second reading of the comprehensive plan was also on the agenda. He 6 Page 7 of 146 also said that there are possibly an additional two planned development projects coming forward. 11. Other Items (3:02:22) - none a. Planning Commission Representation at Council Meetings - none b. Future Workshops and Other Events- Mr. Woods announced at the April 6, 2026 Council Meeting a speaker from Urban 3 will be speaking. 12. Adjourn (3:02:32) Mr. Tyler called for a motion to adjourn. Mr. Rice made a motion to adjourn; Mr. Crolley seconded the motion. Mr. Tyler called for a vote by a show of hands; there was no opposition. The motion was unanimously approved by a 7 – 0 vote. The meeting was adjourned at 9:02 p.m. Respectfully submitted, Kelly Roach, Recording Secretary These minutes are in draft format and subject to change until approval by the City of Clemson Planning Commission. 7 Page 8 of 146 Attachment #1 N. Woods Presentation: Neighborhood Conservation District Slides 8 Page 9 of 146 9 Page 10 of 146 10 Page 11 of 146 11 Page 12 of 146 Attachment #2 Draft Neighborhood Conservation Overlay 12 Page 13 of 146 13 Page 14 of 146 14 Page 15 of 146 15 Page 16 of 146 16 Page 17 of 146 17 Page 18 of 146 18 Page 19 of 146 19 Page 20 of 146 Attachment #3 N Woods’ Presentation Slides 20 Page 21 of 146 21 Page 22 of 146 Attachment #4 201 Pine Street PD Presentation 22 Page 23 of 146 23 Page 24 of 146 24 Page 25 of 146 25 Page 26 of 146 26 Page 27 of 146 27 Page 28 of 146 28 Page 29 of 146 29 Page 30 of 146 Attachment #5 1310 Tiger Boulevard PD Presentation Slides 30 Page 31 of 146 31 Page 32 of 146 32 Page 33 of 146 33 Page 34 of 146 34 Page 35 of 146 35 Page 36 of 146 36 Page 37 of 146 Attachment #6 Draft Rooftop Hotel Canopy Amendment 37 Page 38 of 146 38 Page 39 of 146 PUD-000526-2026 Planned Development (201 Pine Street) Informal Public Session March 9, 2026 Planning Commission Meeting Report on PUD-000526-2026 Proposed Planned Development (201 Pine Street) March 9, 2026 1 Page 40 of 146PUD-000526-2026 Planned Development (201 Pine Street) Informal Public Session March 9, 2026 Planning Commission Meeting Overview An application for a proposed planned development (PUD-000526-2026) was received from Ms. Alison Mills, Vice President of Design and Development of CRG, on January 16, 2026. As proposed, the project, which will be located on 3 parcels situated near 201 Pine Street, will consist of a student-oriented market rate multifamily housing development with approximately 555 beds in 159 units, and approximately 6,000 square feet of retail space. Additionally, it will include a public courtyard plaza facing N. Clemson Ave., and will have 236 parking spaces, of which 31 will be dedicated for public/retail use. It should be noted that the proposed project is the second proposal by the developer for the site. Submitted on June 23, 2025, the initial proposal was for a 723-bed, 225-unit mixed- use planned development project with retail space comparable to that currently offered. Following the completion of all required reviews, the Planning Commission voted to not recommend City Council approve the project. Subsequently, the developer decided to discontinue pursuit of the initial project and reapply with the amended proposal. Location As noted above, the project site is proposed to be located on three parcels of land situated near 201 Pine Street. The parcels proposed to be developed include: TMP# 4044-19-52-4316 TMP#4044-19-52-3149 Project Location TMP#4044-19-52-2137 2 Page 41 of 146 PUD-000526-2026 Planned Development (201 Pine Street) Informal Public Session March 9, 2026 Planning Commission Meeting Current Zoning The current zoning of the properties on which the project is proposed to be located is split, with two parcels zoned RM-4 Multi-family District, and one small parcel situated on the southwest corner of the project zoned RM-3 Multi-family Residential District. The zoning of neighboring parcels includes CM Commercial Mixed-use District parcels to the 3 Page 42 of 146 PUD-000526-2026 Planned Development (201 Pine Street) Informal Public Session March 9, 2026 Planning Commission Meeting south of the site; RM-3 and RM-4 Multi-family Residential District parcels on the west and east, respectively; and R-20 Single-family Residential District parcels across Hedgerow Lane to the north. Existing Development The proposed development is to be located on property currently occupied by an existing student-housing apartment complex. Tax records show that the 3-story residential buildings were built in 2015. 4 Page 43 of 146 PUD-000526-2026 Planned Development (201 Pine Street) Informal Public Session March 9, 2026 Planning Commission Meeting Future Land Use The properties are shown on the Future Land Use Map in the Comprehensive Plan to be high-density residential, which is consistent with the proposed development. It should be noted that this reference is to the recently adopted Comprehensive Plan 2045. Clemson NEXT White Paper Although the properties were not specifically included in the suggested boundary of the Catalyst Area identified as Downtown West by the Clemson NEXT strategic plan’s white paper, they are situated adjacent to it and share a number of its characteristics. The site is easily walkable to campus, directly accessible from Walter T. Cox Boulevard (Hwy 93), and, although located just south of R-20 parcels across Hedgerow Lane, is also “somewhat topographically separated” from nearby traditional single-family neighborhoods. It should be noted that the plan recommended Downtown West be “maximized” for density and student housing development. The map below, which was taken from the white paper, illustrates the proposed site location in relation to the recommended catalyst area. 5 Page 44 of 146 PUD-000526-2026 Planned Development (201 Pine Street) Informal Public Session March 9, 2026 Planning Commission Meeting Planning Commission Review Process A concept presentation workshop for the new proposal, which is the first of the three required Planning Commission sessions in a planned development review, was held on February 9, 2026. The informal public meeting scheduled for March 9, 2026 will be the second of the required steps. 6 Page 45 of 146 PUD-000526-2026 Planned Development (201 Pine Street) Informal Public Session March 9, 2026 Planning Commission Meeting Site Plan *See published plan set for more details 7 Page 46 of 146 PUD-000526-2026 Planned Development (201 Pine Street) Informal Public Session March 9, 2026 Planning Commission Meeting Application 8 Page 47 of 146 PUD-000526-2026 Planned Development (201 Pine Street) Informal Public Session March 9, 2026 Planning Commission Meeting 9 Page 48 of 146DEVELOPMENT SUMMARY ARTICLE III. PLANNED DEVELOPMENT REGULATIONS GENERAL INFORMATION Proposed Density, Bulk, and Dimensional Requirements and Standards USE ITEM QUANTITY COMMENT PD Proposal PROJECT DESCRIPTION: THIS PROJECT CONSISTS OF THE CONSTRUCTION OF 159 a. Tract area (acres) See "LOT AREA" under "GENERAL INFORMATION" APARTMENT UNITS WITH 555 BEDS, STRUCTURED PARKING, b. Lot width at front building line 360' DISPERSED INTERIOR AND EXTERIOR AMENITY SPACES FOR THE c. Density (bedrooms/acre) 275 RESIDENTS, COMMERCIAL SPACES LOCATED ON THE FIRST FLOOR, d. Impervious surface coverage 95% AND A COURTYARD AT GRADE. THE PROJECT WILL BE DESIGNED e. Open space requirements 20% TO COMPLY WITH SOUTH CAROLINA BUILDING CODES AND ALL g. Building spacing n/a LOCAL AMENDMENTS. THE PROJECT WILL BE DIVIDED BY FIRE h. Front setbacks (exterior) - EAST (Pine St.) and SOUTH (N. Clemson Ave.) EAST: 10' min from back of curb; SOUTH: 10' min from property... WALLS IN ORDER TO CREATE TWO SEPARATE BUILDINGS FROM i. Side setbacks (exterior) - WEST none THE PERSPECTIVE OF THE SOUTH CAROLINA BUILDING CODES. j. Rear setbacks (exterior) - NORTH (Hedgerow Ln.) 10' EACH BUILDING HAS A 2-STORY ABOVE GRADE PODIUM DESIGNED k. Dwelling occupancy, max. 5 TO MEET TYPE 1A CONSTRUCTION REQUIREMENTS. THE UPPER 5 l. Structure height Bldg A: 70'; Bldg B: 85' LEVELS OF EACH BUILDING WILL BE DESIGNED TO MEET TYPE 3A CONSTRUCTION REQUIREMENTS. Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph ADDRESS: 201 PINE STREET CLEMSON, SC 29631 CURRENT ZONING RM-4 - MULTI-FAMILY RESIDENTIAL DISTRICT 35 E WACKER DRIVE ZONING REQUEST PD - PLANNED DEVELOPMENT CHICAGO, IL 60601 312.658.0747 PROPOSED USES MULTI-FAMILY (159 UNITS, 555 BEDS) AND COMMERCIAL PROPERTY LOCATION CORNER OF N. CLEMSON AVE & PINE STREET PIN NUMBERS 4044-19-52-4316, 4044-19-52-3149, 4044-19-52-2137 LOT AREA: PARCEL 4044-19-52-3149 201 PINE ST. 1.028 ACRES 44,788.91 SF THE 53 GROUP The53Group.com PARCEL 4044-19-52-4316 203 PINE ST. 0.805 ACRES 35,081.82 SF PARCEL 4044-19-52-2137 300 N. CLEMSON AVE. 0.190 ACRES 8,288.38 SF TOTAL AREA 2.023 ACRES 88,159.11 SF GROSS AREA 340,000 SF RESIDENTIAL AREA (NET) 188,132 RSF AVERAGE RSF PER UNIT 1,180 SF BUILDING OCCUPACY R-2 (PRIMARY), A-2, A-3, S-2 PARKING & LOADING PARKING & LOADING REQUIREMENT CALCULATIONS PROVIDED RESIDENTIAL 205 COMMERCIAL/PUBLIC 31 1 PARKING SPACE PER 200 SF OF RETAIL LOADING 2 1 LOADING BERTH REQUIRED FOR SPACES UP TO 25,000 SF (Table 19-808. Off-street Loading Requirements for Non-residential Uses) PARKING CALCULATIONS STANDARD COMPACT ACCESSIBLE TOTAL LEVEL 01 60 33 4 97 LOWER LEVEL 01 108 28 3 139 TOTAL 168 61 7 236 26% [INCLUDING 2 VAN] (.4 TOTAL PARKING SPACES PER BED) BICYCLE PARKING PROVIDED RESIDENTIAL 51 1 EVERY 4 UNITS COMMERCIAL 4 10% OF COMMERCIAL PARKING CHAPTER CLEMSON CHAPTER 29631 SC PINECLEMSON, STREET, 201 CONCEPT CONCEPT DESIGN TOTAL 55 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 DRAWING TITLE ZONING DATA DRAWING NO. PD1.00 Job # 25.009242 1/15/2026 3:15:16 PM © 2025 LJC Page 53 of 146 Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER EAST 35 60601 IL CHICAGO, 312.658.0747 Ph 294' - 4" 35 E WACKER DRIVE LANDSCAPE BUFFER CHICAGO, IL 60601 HEDGEROW LN 312.658.0747 14' - 0" - 14' 12' - 0" - 12' 15' - 8" - 15' THE 53 GROUP The53Group.com PRIVATE PARKING T S 148' - 10" - 148' E N I P BIKE AND SCOOTER PARKING PUBLIC PARKING ENTRY PARKING " 4 - ' 6 1 3 UP LOADING DOCK PUBLIC COURTYARD RESIDENTIAL LOBBY MIXED USE PUBLIC PLAZA CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 LAY -BY LANE N C LEMSO N AVE DRAWING TITLE ARCHITECTURAL SITE PLAN PINEST DRAWING NO. PD1.01 N 1 SITE PLAN 0' 15' 30' 60' Job # 25.009242 PD1.01 1" = 30'-0" 1/15/2026 3:15:24 PM © 2025 LJC Page 54 of 146 Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER EAST 35 60601 IL CHICAGO, 312.658.0747 Ph 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com LOADING DOCK " 6 - ' 4 8 CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 20' - 6" - 20' T LOBBY/AMENITY S E N I RETAIL TENANT SPACE 40' - 0" P 49' - 6" 89' - 6" RESIDENTIAL UNITS CIRCULATION N C LEMS PARKING ON AVE DRAWING TITLE CORE LOWER LEVEL 02 DRAWING NO. N 1 LOWER LEVEL 02 PD2.01 PD2.01 1" = 20'-0" 0' 10' 20' 40' Job # 25.009242 1/15/2026 3:15:26 PM © 2025 LJC Page 55 of 146 Ph 312.658.0747 312.658.0747 Ph CHICAGO, IL 60601 IL CHICAGO, 35 EAST WACKER DRIVE, SUITE 1500 SUITE DRIVE, WACKER EAST 35 Lamar Johnson Collaborative Johnson Lamar 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com PRIVATE PARKING " 0 - ' 1 UP 8 1 PUBLIC PARKING GOLF CART PUBLIC PARKING T S open to E CONCEPT DESIGN CONCEPT 201 PINE STREET, CLEMSON, SC 29631 SC CLEMSON, STREET, PINE 201 below GROUP 53 THE + CRG N CLEMSON CHAPTER I 9' - 0" - 9' P DRAWING ISSUE " 6 - ' 3 # DESCRIPTION DATE COURTYARD BELOW 8 28' - 0" - 28' A PD SUBMISSION 1.16.2026 DOG RUN DOG 13' - 0" - 13' " 8 - ' 0 4 1 LOBBY/AMENITY 115' - 6" - 115' 44' - 6" - 44' RETAIL TENANT SPACE " RESIDENTIAL UNITS 6 - ' 7 5 CIRCULATION 21' - 0" - 21' PARKING DRAWINGLOWER TITLE LEVEL 01 40' - 0" 13' - 0" 37' - 6" 13' - 0" 46' - 6" CORE 149' - 8" DRAWING NO. PD2.02 25.009242 N CLEMSON AVE Job # © 2025 LJC 1/15/2026 3:15:27 PM 40' 20' 0' 10' N 1 LOWER LEVEL 01 PD2.02 1" = 20'-0" Page 56 of 146 Page 57 of 146 N PD2.03 1 1ST FLOOR PLAN 1" = 20'-0" 115' - 0" 28' - 0" 13' - 0" 44' - 6" HEDGEROW LN 20' - 6" 291' - 6" 4 0 ' - 0 " 1 3 ' - 0 " COURTYARD BELOW LANDSCAPE BUFFER N C 3 7 ' L 1 - 6 4 " 9 E ' - 8 M " S O N 1 3 ' - A 0 " V E 4 6 ' - 6 " 57' - 0" 13' - 0" 57' - 6" 13' - 0" 43' - 6" 13' - 0" 19' - 6" 13' - 0" 28' - 6" 13' - 0" 19' - 6" 13' - 0" 22' - 0" 325' - 0" PINE ST 0' 10' 20' 35 E W ACKER DRIVE CHICAGO, IL 60601 312.658.0747 LOBBY/AMENITY THE 53 GROUP The53Group.com 40' RETAIL TENANT SPACE RESIDENTIAL UNITS Lamar Johnson Collaborative CIRCULATION PARKING 35 EAST WACKER DRIVE, SUITE 1500 CORE CHICAGO, IL 60601 Ph 312.658.0747 ECITO DATE DESCRIPTION # DSBISO 1.16.2026 PD SUBMISSION A DRAWING ISSUE CHAPTER CLEMSON CRG + THE 53 GROUP DRAWING TITLE DRAWING NO. 201 PINE STREET, CLEMSON, SC 29631 Job # 1/15/2026 3:15:28 PM 1ST FLOOR PLAN CONCEPT DESIGN PD2.03 25.009242 © 2025 LJC Page 58 of 146 13' - 0" 5' - 0" 47' - 0" N 13' - 0" 178' - 0" 37' - 6" PD2.05 1 38' - 0" 13' - 0" 2ND FLOOR PLAN 28' - 6" 1" = 20'-0" 25' - 6" 13' - 0" 39' - 6" PRIVATE AMENITY TERRACE 28' - 0" 13' - 0" 13' - 0" 44' - 6" 20' - 6" 38' - 6" 291' - 6" 13' - 0" 4 0 ' - 0 " 19' - 0" 13' - 0" 1 3 ' - 0 " COURTYARD BELOW PRIVATE AMENITY TERRACE 21' - 0" 3 7 ' 1 - 6 4 " 9 13' - 0" ' - 8 " 1 3 ' - 0 " 65' - 0" 4 6 ' - 6 " 57' - 0" 13' - 0" 57' - 6" 13' - 0" 43' - 6" 13' - 0" 19' - 6" 13' - 0" 28' - 6" 13' - 0" 19' - 6" 13' - 0" 22' - 0" 325' - 0" 0' 10' 20' 35 E W ACKER DRIVE CHICAGO, IL 60601 312.658.0747 LOBBY/AMENITY THE 53 GROUP The53Group.com 40' RETAIL TENANT SPACE RESIDENTIAL UNITS Lamar Johnson Collaborative CIRCULATION PARKING 35 EAST WACKER DRIVE, SUITE 1500 CORE CHICAGO, IL 60601 Ph 312.658.0747 ECITO DATE DESCRIPTION # DSBISO 1.16.2026 PD SUBMISSION A DRAWING ISSUE CHAPTER CLEMSON CRG + THE 53 GROUP DRAWING TITLE DRAWING NO. 201 PINE STREET, CLEMSON, SC 29631 Job # 1/15/2026 3:15:31 PM 2ND FLOOR PLAN CONCEPT DESIGN PD2.05 25.009242 © 2025 LJC Page 59 of 146 13' - 0" 5' - 0" 47' - 0" N 13' - 0" 178' - 0" 38' - 0" PD2.06 1 38' - 0" 13' - 0" 3RD FLOOR PLAN 28' - 6" 1" = 20'-0" 25' - 6" 13' - 0" 39' - 6" COURTYARD BELOW 28' - 0" 13' - 0" 13' - 0" 44' - 6" 20' - 6" 38' - 6" 291' - 6" 13' - 0" 4 0 ' - 0 " 19' - 0" 13' - 0" 1 3 ' - 0 COURTYARD BELOW " COURTYARD BELOW 21' - 0" 3 7 ' 1 - 6 4 " 9 13' - 0" ' - 8 " 1 3 ' - 0 " 65' - 0" 4 6 ' - 6 " 57' - 0" 13' - 0" 57' - 6" 13' - 0" 43' - 6" 13' - 0" 19' - 6" 13' - 0" 28' - 6" 13' - 0" 19' - 6" 13' - 0" 22' - 0" 325' - 0" 0' 10' 20' 35 E W ACKER DRIVE CHICAGO, IL 60601 312.658.0747 LOBBY/AMENITY THE 53 GROUP The53Group.com 40' RETAIL TENANT SPACE RESIDENTIAL UNITS Lamar Johnson Collaborative CIRCULATION PARKING 35 EAST WACKER DRIVE, SUITE 1500 CORE CHICAGO, IL 60601 Ph 312.658.0747 ECITO DATE DESCRIPTION # DSBISO 1.16.2026 PD SUBMISSION A DRAWING ISSUE CHAPTER CLEMSON CRG + THE 53 GROUP DRAWING TITLE DRAWING NO. 201 PINE STREET, CLEMSON, SC 29631 Job # 1/15/2026 3:15:33 PM 3RD FLOOR PLAN CONCEPT DESIGN PD2.06 25.009242 © 2025 LJC Page 60 of 146 13' - 0" 5' - 0" 47' - 0" N 13' - 0" 178' - 0" 37' - 6" PD2.07 1 38' - 0" 13' - 0" 4TH FLOOR PLAN 28' - 6" 1" = 20'-0" 25' - 6" 13' - 0" 39' - 6" COURTYARD BELOW 28' - 0" 13' - 0" 13' - 0" 44' - 6" 20' - 6" 38' - 6" 291' - 6" 13' - 0" 4 0 ' - 0 " 19' - 0" 13' - 0" 1 3 ' - COURTYARD BELOW 0 " COURTYARD BELOW 21' - 0" 3 7 ' 1 - 6 4 " 9 13' - 0" ' - 8 " 1 3 ' - 0 " 65' - 0" 4 6 ' - 6 " 57' - 0" 13' - 0" 57' - 6" 13' - 0" 43' - 6" 13' - 0" 19' - 6" 13' - 0" 28' - 6" 13' - 0" 19' - 6" 13' - 0" 22' - 0" 325' - 0" 0' 10' 20' 35 E W ACKER DRIVE CHICAGO, IL 60601 312.658.0747 LOBBY/AMENITY THE 53 GROUP The53Group.com 40' RETAIL TENANT SPACE RESIDENTIAL UNITS Lamar Johnson Collaborative CIRCULATION PARKING 35 EAST WACKER DRIVE, SUITE 1500 CORE CHICAGO, IL 60601 Ph 312.658.0747 ECITO DATE DESCRIPTION # DSBISO 1.16.2026 PD SUBMISSION A DRAWING ISSUE CHAPTER CLEMSON CRG + THE 53 GROUP DRAWING TITLE DRAWING NO. 201 PINE STREET, CLEMSON, SC 29631 Job # 1/15/2026 3:15:35 PM 4TH FLOOR PLAN CONCEPT DESIGN PD2.07 25.009242 © 2025 LJC Page 61 of 146 30' - 0" 5' - 0" N 30' - 0" 13' - 0" 178' - 0" PD2.08 37' - 6" 1 38' - 0" 13' - 0" 5TH FLOOR PLAN 1" = 20'-0" 28' - 6" 25' - 6" 13' - 0" 39' - 6" COURTYARD BELOW 9' - 0" 28' - 0" 13' - 0" 13' - 0" 44' - 6" 20' - 6" 38' - 6" 291' - 6" 13' - 0" 4 0 ' - 0 " 19' - 0" 13' - 0" 1 3 ' - COURTYARD BELOW 0 " COURTYARD BELOW 21' - 0" 3 7 ' 1 - 6 4 " 9 13' - 0" ' - 8 " 1 3 ' - 0 " 65' - 0" 4 6 ' - 6 " 57' - 0" 13' - 0" 57' - 6" 13' - 0" 43' - 6" 13' - 0" 19' - 6" 13' - 0" 28' - 6" 32' - 6" 35' - 0" 325' - 0" 0' 10' 20' 35 E W ACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP LOBBY/AMENITY The53Group.com 40' EVENT SPACE Lamar Johnson Collaborative RESIDENTIAL UNITS CORRIDOR 35 EAST WACKER DRIVE, SUITE 1500 PARKING CHICAGO, IL 60601 CORE Ph 312.658.0747 ECITO DATE DESCRIPTION # DSBISO 1.16.2026 PD SUBMISSION A DRAWING ISSUE CHAPTER CLEMSON CRG + THE 53 GROUP DRAWING TITLE DRAWING NO. 201 PINE STREET, CLEMSON, SC 29631 Job # 1/15/2026 3:15:38 PM 5TH FLOOR PLAN CONCEPT DESIGN PD2.08 25.009242 © 2025 LJC Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 HEDGEROW LN THE 53 GROUP The53Group.com T S COURTYARD COURTYARD E N BELOW BELOW I P OAKST COURTYARD BELOW CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 N C LEMSO N AVE PINEST DRAWING TITLE ROOF PLAN N 1 ROOF PLAN DRAWING NO. PD2.09 1" = 30'-0" PD2.09 0' 10' 20' 40' Job # 25.009242 1/15/2026 3:15:40 PM © 2025 LJC Page 62 of 146 GLAZING Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph METAL PANEL ROOF 80' - 6" METAL PANEL 35 E WACKER DRIVE CHICAGO, IL 60601 ALUMINUM GUARDRAIL 8" - 10' 312.658.0747 LEVEL 05 69' - 10" MASONRY TOP MASONRY 8" - 10' LEVEL 04 59' - 2" STOREFRONT GLAZING THE 53 GROUP 10' - 8" - 10' The53Group.com LEVEL 03 48' - 6" MASONRY 10' - 8" - 10' LEVEL 02 37' - 10" MASONRY MIDDLE 10' - 8" - 10' LEVEL 01 27' - 2" 12' - 8" - 12' LOWER LEVEL 01 14' - 6" BASE 14' - 6" - 14' LOWER LEVEL 02 0" 6 SOUTH ELEVATION PD3.01 1/16" = 1'-0" ROOF 80' - 6" STOREFRONT METAL PANEL TOP LEVEL 05 METAL PANEL 69' - 10" MASONRY TOP ALUMINUM GUARDRAIL LEVEL 04 CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN 59' - 2" GROUP THE + 53CRG ALUMINUM GUARDRAIL MIDDLE DRAWING ISSUE LEVEL 03 48' - 6" # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 MIDDLE LEVEL 02 37' - 10" GLAZING MASONRY BASE LEVEL 01 27' - 2" MASONRY LOWER LEVEL 01 14' - 6" STOREFRONT BASE GLAZING LOWER LEVEL 02 0" 5 EAST ELEVATION PD3.01 1/16" = 1'-0" 0' 8' 16' 32' DRAWING TITLE ELEVATIONS_SOUTH & EAST DRAWING NO. PD3.01 Job # 25.009242 1/15/2026 3:15:44 PM © 2025 LJC Page 63 of 146 Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph ROOF 80' - 6" 35 E WACKER DRIVE CHICAGO, IL 60601 GLAZING 312.658.0747 TOP 10' - 8" - 10' TOP LEVEL 05 69' - 10" METAL PANEL 10' - 8" - 10' LEVEL 04 59' - 2" THE 53 GROUP CEMENTITIOUS PANEL The53Group.com 10' - 8" - 10' LEVEL 03 MIDDLE 48' - 6" MIDDLE MASONRY 10' - 8" - 10' LEVEL 02 37' - 10" CEMENTITIOUS PANEL BASE 8" - 10' BASE LEVEL 01 PINE ST 27' - 2" 12' - 8" - 12' LOWER LEVEL 01 14' - 6" 14' - 6" - 14' LOWER LEVEL 02 0" 4 NORTH ELEVATION PD3.02 1/16" = 1'-0" METAL PANEL MASONRY ROOF 80' - 6" METAL PANEL TOP 8" - 10' TOP LEVEL 05 69' - 10" GLAZING CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG 10' - 8" - 10' MIDDLE LEVEL 04 59' - 2" DRAWING ISSUE 10' - 8" - 10' # DESCRIPTION DATE LEVEL 03 48' - 6" A PD SUBMISSION 1.16.2026 ALUMINUM GUARDRAIL 8" - 10' LEVEL 02 37' - 10" MIDDLE CEMENTITIOUS PANEL BASE HEDGEROW LN 8" - 10' LEVEL 01 27' - 2" 12' - 8" - 12' LOWER LEVEL 01 14' - 6" BASE 14' - 6" - 14' N CLEMSON AVE LOWER LEVEL 02 0" 5 WEST ELEVATION PD3.02 1/16" = 1'-0" DRAWING TITLE ELEVATIONS_NORTH & WEST 0' 8' 16' 32' DRAWING NO. PD3.02 Job # 25.009242 1/15/2026 3:15:47 PM © 2025 LJC Page 64 of 146 BLDG A BLDG B Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph N 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com BLDG B BLDG A ROOF 80' - 6" 760' - 6" AMENITY RESIDENTIAL 8" - 10' LEVEL 05 69' - 10" TOP 749' - 10" RESIDENTIAL RESIDENTIAL RESIDENTIAL 8" - 10' LEVEL 04 59' - 2" 739' - 2" RESIDENTIAL RESIDENTIAL 8" - 10' RESIDENTIAL LEVEL 03 48' - 6" MIDDLE 728' - 6" COURTYARD APPROXIMATED FINISHED A] [BLDG 0" - 70' HEIGHT: STRUCTURE RESIDENTIAL RESIDENTIAL RESIDENTIAL GROUND ELEVATION AT 8" - 10' LEVEL 02 THE FRONT OF THE 37' - 10" STRUCTURE HEIGHT: 80' - 0" [BLDG B] [BLDG 0" - 80' HEIGHT: STRUCTURE CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN BUILDING [PINE ST] 717' - 10" BASE GROUP THE + 53CRG PARKING 8" - 10' RESIDENTIAL HEDGEROW LN LEVEL 01 27' - 2" DRAWING ISSUE 704' - 0" 707' - 2" # DESCRIPTION DATE AMENITY PARKING 8" - 12' A PD SUBMISSION 1.16.2026 LOWER LEVEL 01 697' - 4" 14' - 6" 694' - 6" RETAIL SPACE BEYOND AVERAGE FINISHED 6" - 14' N CLEMSON AVE COURTYARD GROUND ELEVATION LOWER LEVEL 02 [BUILDING A] 0" 680' - 0" 690' - 8" 680' - 0" AVERAGE FINISHED GROUND ELEVATION [BUILDING B] 1 SeCtion A PD3.50 1/16" = 1'-0" 0' 8' 16' 32' DRAWING TITLE SECTION DRAWING NO. PD3.50 Job # 25.009242 1/15/2026 3:15:47 PM © 2025 LJC Page 65 of 146 Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 DRAWING TITLE RENDERING_PERSPECTIVE DRAWING NO. PD4.01 Job # 25.009242 1/15/2026 3:15:48 PM © 2025 LJC Page 66 of 146 BLDG A BLDG B Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph VIEW LE 35 E WACKER DRIVE ANG CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 DRAWING TITLE RENDERING_PERSPECTIVE DRAWING NO. PD4.02 Job # 25.009242 1/15/2026 3:15:49 PM © 2025 LJC Page 67 of 146 Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 DRAWING TITLE RENDERING_PERSPECTIVE DRAWING NO. PD4.03 Job # 25.009242 1/15/2026 3:15:50 PM © 2025 LJC Page 68 of 146 Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 DRAWING TITLE RENDERING_PERSPECTIVE DRAWING NO. PD4.04 Job # 25.009242 1/15/2026 3:15:51 PM © 2025 LJC Page 69 of 146 Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 DRAWING TITLE RENDERING_PERSPECTIVE DRAWING NO. PD4.05 Job # 25.009242 1/15/2026 3:15:52 PM © 2025 LJC Page 70 of 146 Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 DRAWING TITLE RENDERING_PERSPECTIVE DRAWING NO. PD4.06 Job # 25.009242 1/15/2026 3:15:53 PM © 2025 LJC Page 71 of 146 Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 DRAWING TITLE RENDERING_PERSPECTIVE DRAWING NO. PD4.07 Job # 25.009242 1/15/2026 3:15:53 PM © 2025 LJC Page 72 of 146 Lamar Johnson Collaborative Johnson Lamar 1500 SUITE DRIVE, WACKER 35 EAST 60601 IL CHICAGO, 312.658.0747 Ph 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com CHAPTER CLEMSON CHAPTER 29631 PINE SC STREET, CLEMSON, 201 CONCEPT CONCEPT DESIGN CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION 1.16.2026 DRAWING TITLE RENDERING_PERSPECTIVE DRAWING NO. PD4.08 Job # 25.009242 1/15/2026 3:15:54 PM © 2025 LJC Page 73 of 146 Lamar JohnsonCollaborative 35 EAST WACKERSUITE DRIVE, 1500 CHICAGO, IL 60601 Ph 312.658.0747 TREE PROTECTION NOTES SITE DEMOLITION NOTES: 1. ITEMS SHALL REMAIN UNLESS DESIGNATED FOR REMOVAL. REMOVE REMOVE EXISTING HOLLYS DESIGNATED ITEMS SHOWN ON THE PLAN TO THE FULL DEPTH OF THEIR CONSTRUCTION UNLESS OTHERWISE NOTED. 2. VERIFY THE LOCATION AND DIMENSION OF ITEMS TO BE REMOVED PRIOR TO COMMENCEMENT OF THE WORK. 3. ALL CONCRETE AND ASPHALT REMOVAL SHALL BE SAW CUT. EDGES OF MATERIAL TO REMAIN SHALL BE SHORED UP AND PROTECTED DURING CONSTRUCTION TO PRESERVE EDGE INTACT. REPAIRS TO DAMAGED EDGES TO BE DONE WITH CARE AND AT NO COST TO THE ROW OF HOLLYS ROW OF HOLLYS 703 OWNER. 2' MAINTENANCE EASEMENT 4. ITEMS ENCOUNTERED BELOW GRADE AND NOT SHOWN ON THE 703 (DB. 1715, PG. 257) 702 DRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE EXCEPTION # 1 5 702 LANDSCAPE ARCHITECT. 51.20' 5. SALVAGE EXISTING MATERIALS AS INDICATED ON THE PLANS. 35 EAST WACKER DRIVE, SUITE 1500 CHICAGO, IL 60601 Ph 312.658.0747 702 701 REMOVE SALVAGED MATERIALS AS INDICATED WITH CARE AND Lamar JohnsonCollaborative 35 EAST WACKERSUITE DRIVE, 1500 CHICAGO, IL 60601 Ph 312.658.0747 STORE ON SITE; CLEAN ALL DEBRIS AND CONSTRUCTION MATERIAL ASPHALT PARKING FROM SALVAGED ITEMS; REUSE AS DIRECTED BY LANDSCAPE 701 700 ARCHITECT. 18" 701 PARCEL 1 6. REMOVE DEMOLISHED MATERIALS FROM SITE. DISPOSAL BY BURNING N/F AND/OR BURYING IS PROHIBITED. Gilley Clemson LLC 7. CONTACT THE LOCAL UNDERGROUND SERVICE UPDATE FOR UTILITY PIN# 4044-19-52-4316 699 35 E WACKER DRIVE N 73°52'35" W 4" (DB. 2447, PG. 305) LOCATION AND IDENTIFICATION PRIOR TO DEMOLITION. CHICAGO, IL 60601 312.658.0747 ASPHALT PARKING ASPHALT 35.32' 35081.82 Sq. Feet 8. THE LOCATION OF EXISTING UTILITIES AS SHOWN ON THE PLANS MAY 700 0.805 Acres 700 CB=699.23' 698 VARY IN RELATION TO ACTUAL EXISTING CONDITIONS; ADDITIONAL CB=698.71' IE=695.17' 4" IE=693.62' 15"CPP UTILITIES NOT SHOWN ON THE DRAWINGS MAY EXIST. VERIFY IN THE 697 FIELD THE DATA SHOWN, AND CALL ANY DISCREPANCIES TO THE CONC. ATTENTION OF THE LANDSCAPE ARCHITECT OR SITE 701 REPRESENTATIVE BEFORE STARTING WORK. BIKE RACK 6.28' 14.31' DECK 4" 0.71' DECK 0.75' 696 6.40' WATER THE 53 GROUP 4" AC PITT TREE PRESERVATION PLANTING NOTES: The53Group.com 0.65' 0.69' 9.15' 0.68' 7.80' 0.70' 18"CPP 18.85' 16.05' 7.75' 15.58' 9.53' 18.73' 10.27' AC 8" 1. ALL TREES TO BE PRESERVED AS INDICATED ON THE LANDSCAPE 700 4" 700 700 AC 10.30' AC 695 DEMOLITION PLAN SHALL BE PROTECTED WITH TREE PROTECTION CB=698.67' IE=693.07' AC AC FENCING. THE FENCE SHALL BE LOCATED PER DETAILS ON SHEET CONC. 2.93' 3.13' 6.16' 6.65' L0.501-TREE DEMOLITION AND PROTECTION DETAILS. THE FENCE 3.91' 3.09' SHED SHALL BE FIRMLY ANCHORED INTO THE GROUND AND SHALL REMAIN 4" co 700 694 UPRIGHT AND INTACT UNTIL ALL CONSTRUCTION ACTIVITY IS 3/4 STORY APARTMENT 21.05' 8" 700 BUILDING COMPLETE. CONSTRUCTION ACTIVITIES OR STORAGE SHALL NOT DUMPSTER 4" 693 22.15' 6779.14 Sq. Feet OCCUR WITHIN THESE PROTECTED AREAS. THE LOCATION OF THE PROTECTIVE FENCING SHALL BE APPROVED ONSITE BY THE co co 695 692 LANDSCAPE ARCHITECT PRIOR TO THE START OF ANY SITE WORK. 4" KEYSTONE WALL AC 18"CPP 2.93' 2. WHEN EXCAVATION NEAR A TREE TO BE PROTECTED MUST BE 12" 3.87' AC CONC. 6.75' AC 6.20' 2.90' 2.93' CARRIED OUT, DAMAGE CAN BE LIMITED BY ROOT PRUNING. ROOT AC 691 AC 10.10' PRUNING SHALL BE COMPLETED BEFORE GRADING IS STARTED AND 696 AC 8" SHALL OCCUR BENEATH THE PROTECTIVE FENCING AS SHOWN ON AC 10.31' 0.68' 0.70' 18.72' 9.44' 15.66' 7.76' 7.81' 15.67' 9.47' 18.80' AC THE PLAN. 691 0.71' 0.71' 6.26' 0.77' SAND VOLLEYBALL 0.68' 3. ROOT PRUNING, WHEN REQUIRED, SHALL BE PERFORMED BY A 4" PITT DECK DECK 6.36' 14.34' T 690 CERTIFIED ARBORIST. THE ARBORIST SHALL STAKE THE LIMIT OF CB=690.09' 690 ROOT PRUNING PER PLAN AND DETAILS. LIMITS OF ROOT PRUNING 691 IE=686.96'(IN) 4" 4" SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO ANY IE=686.73'(OUT) 689 co ROOT PRUNING IN THE FIELD. 689 696 692 4. THE BEST METHOD TO AVOID SOIL COMPACTION IS TO KEEP OFF. KEYSTONE WALL THIS INCLUDES RESTRICTING ALL TRAFFIC BOTH VEHICULAR AND L3 688 PEDESTRIAN FROM CROSSING OVER THE ROOT ZONES, AND RESTRICTING ANY MATERIAL STORAGE UNDER TREES. 699 B MAIL BOXES MAIL 687 700 LEGEND B N 74°29'05" W PROPERTY LINE 688 694 PARCEL 2 146.49' 687 691 SYM DESCRIPTION DETAIL 686 B N/F 689 701 18"CPP Gilley Clemson LLC 693 PIN# 4044-19-52-3149 ASPHALT PARKING B POB 692 (DB. 2447, PG. 305) 690 L2 (PARCEL 2) EXISTING TREE - PROTECT IN PLACE, TYP. FIRE PITT/ FIRE 44788.91 Sq. Feet 685 GRILLING AREA GRILLING (ALL EXCAVATION IN PARKWAY OR KEYSTONE WALL B 1.028 Acres DRIP LINE SIDEWALK AREAS ADJACENT TO TREES OR SHRUBS MUST BE ACCOMPLISHED WITH B 684 HAND TOOLS ONLY.) (A) CB=692.05' CB=687.24' IE=685.03'(A) IE=683.70' EXISTING TREE - TO BE REMOVED OR TPF TPF TPF TPF IE=681.99' 18"CPP TRANSPLANTED TO NEW LOCATION TO BE TPF DETERMINED IN FIELD BY LANDSCAPE CONC. 683 CONC. FHC TPF 12" ARCHITECT AND OWNER. TPF 6.28' 14.31' TPF 4" 692 DECK DECK WATER 0.71' 0.75' 6.40' 682 700 T T PITT TPF TREE PROTECTION FENCE 0.65' 0.69' 0.68' 0.70' 8" 18.85' 9.15' 16.05' 7.80' 7.75' 15.58' 9.53' 18.73' AC AC 10.27' 3" TPF 3" TPF 10.30' 695 AC AC TPF TPF TPF TPF 681 691 690 2.93' 3.13' 685 6.16' 694 3.91' 6.65' 4" PROPERTY LINE 3.09' 8" co 690 2/3 STORY APARTMENT 680 BUILDING 21.05' Project Status 201 PINE ST 201 PINE STREET, CLEMSON, SOUTH CAROLINA CHAPTER CLEMSON CHAPTER 29631 SC PINECLEMSON, STREET, 201 CONCEPT DESIGN CRG 6779.14 Sq. Feet GROUP THE + 53CRG 22.15' 679 AC 10" co co AC 693 AC DRAWING ISSUE 3.87' 2.93' AC 6.20' AC 6.75' 2.90' 2.93' # DESCRIPTION DATE AC # DESCRIPTION DATE 10.10' A PD SUBMISSION 1.16.20269.22.2025 678 10.31' 0.68' 0.70' 18.72' 9.44' 15.66' 7.76' 7.81' 15.67' 9.47' 18.80' 693 680 0.71' 0.71' 6.26' 0.77' 0.68' DECK DECK 10" 677 6.36' 14.34' 6" 8" 690 680 676 8" COLLEGE 8" 685 10" PLACE CONC. SIGN IPF 5/8" REBAR 675 675 675 680 673 675 672 673 671 DRAWING TITLE TREE DEMOLITION AND PROTECTION PLAN DRAWING NO. N PD5.00 1 TREE DEMOLITION AND PROTECTION PLAN 0' 10' 20' 40' PD5.00 1" = 20'-0" Job # 25.009242 9/22/2025 1:11:19 PM © 2024 LJC Page 74 of 146 35 EAST WACKER DRIVE, SUITE 1500 CHICAGO, IL 60601 Ph 312.658.0747 Lamar JohnsonCollaborative 35 EAST WACKERSUITE DRIVE, 1500 CHICAGO, IL 60601 Ph 312.658.0747 18" 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 Sim 2 PD5.01 4" ON THIRD FLOOR N THE 53 GROUP The53Group.com 2 PD_AMENITY COURTYARD SITE PLAN PD5.01 1" = 20'-0" 12" 12" N 3 PD_AMENITY DECK SITE PLAN PD5.01 1" = 20'-0" T 3" 3" 4" Project Status 201 PINE ST 201 PINE STREET, CLEMSON, SOUTH CAROLINA CONCEPT CONCEPT DESIGN CHAPTER CLEMSON CHAPTER 29631 SC PINECLEMSON, STREET, 201 CRG CRG + THE 53 GROUP THE + 53CRG DRAWING ISSUE # DESCRIPTION DATE A PD SUBMISSION1.16.2026 10.31.20259.22.2025 Sim 3 PD5.01 LEGEND 6" ON FIFTH FLOOR SYM DESCRIPTION CONCRETE WALK SPECIALTY PAVING - TYPE 1 SPECIALTY PAVING - TYPE 2 TERRACED SEATWALL DRAWING TITLE SITE PLAN DRAWING NO. N PD5.01 1 PD_SITE PLAN 0' 10' 20' 40' PD5.01 1" = 20'-0" Job # 25.009242 9/22/2025 1:11:22 PM © 2024 LJC Page 75 of 146 35 EAST WACKER DRIVE, SUITE 1500 CHICAGO, IL 60601 Ph 312.658.0747 Lamar JohnsonCollaborative 35 EAST WACKERSUITE DRIVE, 1500 CHICAGO, IL 60601 Ph 312.658.0747 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 THE 53 GROUP The53Group.com Project Status 201 PINE ST 201 PINE STREET, CLEMSON, SOUTH CAROLINA CONCEPT CONCEPT DESIGN CHAPTER CLEMSON CHAPTER 29631 SC PINECLEMSON, STREET, 201 CRG CRG + THE 53 GROUP THE + 53CRG DRAWINGDRAWING ISSUE ISSUE ## DESCRIPTIONDESCRIPTION DATEDATE A A PDPD SUBMISSION SUBMISSION 1.16.2026 10.31.20259.22.2025 DRAWING TITLE SITE MATERIALS DRAWING NO. PD5.02 Job # 25.009242 9/22/2025 1:11:26 PM © 2024 LJC Page 76 of 146 35 EAST WACKER DRIVE, SUITE 1500 CHICAGO, IL 60601 Ph 312.658.0747 Lamar JohnsonCollaborative 35 EAST WACKERSUITE DRIVE, 1500 CHICAGO, IL 60601 Ph 312.658.0747 Sim 2 PD5.03 35 E WACKER DRIVE CHICAGO, IL 60601 312.658.0747 ON THIRD FLOOR N 2 PD_AMENITY COURTYARD PLANTING PLAN PD5.03 1" = 20'-0" THE 53 GROUP The53Group.com N 3 PD_AMENITY DECK PLANTING PLAN PD5.03 1" = 20'-0" Project Status 201 PINE ST 201 PINE STREET, CLEMSON, SOUTH CAROLINA CONCEPT CONCEPT DESIGN CHAPTER CLEMSON CHAPTER 29631 SC PINECLEMSON, STREET, 201 CRG LEGEND GROUP THE + 53CRG SYM DESCRIPTION DRAWING ISSUE # DESCRIPTION DATE Sim CANOPY TREES 3 A PD SUBMISSION1.16.2026 10.31.20259.22.2025 PD5.03 ON FIFTH FLOOR UNDERSTORY TREES EVERGREEN TREES LAWN MIXED PLANTING AT GRADE MIXED PLANTING ON STRUCTURE DRAWING TITLE PLANTING PLAN N 1 PD_PLANTING PLAN DRAWING NO. PD5.03 1" = 20'-0" 0' 10' 20' 40' PD5.03 Job # 25.009242 9/22/2025 1:11:28 PM © 2024 LJC Page 77 of 146 Draft Hotel Canopy Standards Planning Commission - 03-09-2026 This proposed text amendment stems from a request by the Shepherd Hotel’s management team to amend City Code to allow for the installation of a canopy that would provide shelter/shade during roof top events, thereby facilitating increased utilization of the space. Currently, any increase in structure height of the hotel, including the installation of a roof top canopy, would result in violating district height limitations. Additionally, Code contains no standards aimed at ensuring roof top canopies are designed, installed, and maintained in a safe and proper manner. As drafted, this proposed amendment addresses these issues by: a) defining what constitutes a canopy; b) establishing roof top canopies exceeding height limits as a conditional accessory use for only hotels located the C District; c) requiring approval by the BAR, who will approve heights and setbacks, and may impose conditions to mitigate visual impacts and improve the aesthetics of the project; d) mandating professional structural design and installation, and requiring an engineering analysis for existing roofs; e) setting limits on time of use of walls, as well as enabling the documentation of wind speed; f) requiring a safety plan be posted on site; g) and, for duly approved canopies meeting all standards, providing relief from the height limitations. CODE OF ORDINANCES CHAPTER 19DRAFT ZONING (1) Sec. 19-107. Definitions. Canopy means an overhead roof structure, typically consisting of a fabric or metal covering attached to a supporting frame, intended to provide shade or shelter from weather conditions (such as sun, hail, snow and rain). A canopy does not have permanent walls, but may be configured to allow for the use of walls needed to provide additional shelter and/or screening on a temporary basis. A canopy mounted on top of a roof can be an accessory use provided it meets the Conditional Use Standards for Roof Top Canopy. ARTICLE IV. NON-RESIDENTIAL DISTRICTS AND DISTRICT REGULATIONS Table 19-403. Accessory Uses for Non-residential Districts P = Permitted Use C = Conditional Use SE = Special Exception A=Accessory Dash (-) = Use not Permitted USE CATEGORY NAICS C CM CP-1 CP-2 CP-3 OP RIL OR M C/SE Code Reference A. ACCESSORY USES AND/OR STRUCTURES … See Sec. 19- 405 J. Home Occupations C C - C - - - - - Roof Top Canopy C - - - - - - - - Exceeding Height Limits Page 78 of 146Sec. 19-405. Standards for conditional use and special exceptions for non- residential districts. J. ACCESSORY USES AND STRUCTURES IN NON-RESIDENTIAL DISTRICTS 10. Roof Top Canopy a. Conditional Use Standards 1. Shall be limited to Hotels only. 2. Design, placement, and anchorage of the canopy must be certified by an appropriately South Carolina licensed engineer and be approved by the City Building Official. Plans submitted for roof top canopies proposed to be installed on existing buildings must be accompanied by an engineering analysis of the structure’s capability of supporting the intended use and anticipated occupancy limits. 3. Walls are only allowed to be used during events, and shall be installed no earlier than twenty-four (24) hours prior to the start of the event, and must be removed no later than twenty-four (24) hours after the end of the event. 4. The canopy design, appearance, and installation location must be approved by the Board of Architectural Review (BAR); collapsable and certified glass or isinglass (or similar product) folding systems (which may have a permanent component in the canopy design) and collapsable insulated panel roofing structures are permitted. 5. Canopy height and setbacks from the edge of buildings will be determined by the BAR, who may impose whatever conditions are deemed appropriate to mitigate visual impacts of the structure and/or create an aesthetically better project; canopy height is permitted up to 8’ clear height (under support system) on the perimeter of the canopy at the outer edges of the building provided glass or isinglass (or similar product) is used. 6.DRAFTA weather station capable of accurately measuring and recording roof top wind speeds must be permanently installed prior to the use of any approved canopy, which will meet current building requirements for wind loads. 7. A sign detailing an approved safety plan for the canopy area and surroundings must be posted in a highly-visible place on the roof top. The safety plan will include what measures must be taken a different wind speeds as determined by the certifying engineer. ARTICLE VI. GENERAL AND SUPPLEMENTARY REGULATIONS DIVISION 1. GENERAL PROVISIONS Sec. 19-603. Exceptions to maximum structure height. Unless otherwise noted, the district regulation height limitations shall not apply to chimneys, church spires, flag poles, antennas, utility or communications towers, non-habitable architectural features, or necessary mechanical features not occupying more than one-tenth ( 1/10 ) of the roof area, provided they shall not exceed 30 percent of the district standard. District regulation height limitations shall not apply to Roof Top Canopies that meet Conditional Use Standards. (Ord. No. CC-2014-05, § 1, 8-18-14; Ord. No. CC-2015-31, 8-17-15; Ord. No CC-2026-XX, X-X-X) Page 79 of 146 Report on RZNE-000529-2026 (Elm Street Lot) Planning Commission Meeting – March 9, 2026 Report on RZNE-000529-2026 Proposed Map Amendment (Elm Street Lot) March 9, 2026 1 Page 80 of 146 Report on RZNE-000529-2026 (Elm Street Lot) Planning Commission Meeting – March 9, 2026 An application for a zoning map amendment (rezoning) was submitted by Mr. Russell B. Hebert, the agent for the property owner (Calhoun Properties, LLC), on February 3, 2026. As proposed, one .71 acre parcel of land (TMP# 4044-12-85-7048) located at the intersection of College Avenue and Elm Street, addressed as 108 Elm Street, would be rezoned from Office Professional District to RM-4 Multi-family Residential District. No specific development project is currently associated with this requested rezoning, but the applicant notes on the application that the parcel could be better utilized as a RM-4 Residential District property. The Planning Commission is scheduled to take the application up at their regular monthly meeting on March 9, 2026. LOCATION 2 Page 81 of 146 Report on RZNE-000529-2026 (Elm Street Lot) Planning Commission Meeting – March 9, 2026 TAX ASSESSOR INFORMATION 3 Page 82 of 146 Report on RZNE-000529-2026 (Elm Street Lot) Planning Commission Meeting – March 9, 2026 Existing Condition Images View from Southwest on Elm Street View from Southeast on Elm Street 4 Page 83 of 146 Report on RZNE-000529-2026 (Elm Street Lot) Planning Commission Meeting – March 9, 2026 View of Property from Southeast on College Avenue Zoning As stated above, the parcel proposed for rezoning is currently zoned Office Professional District, which is a district intended, among other things, to permit a moderate usage of land while providing buffers between residential neighborhoods and traffic arteries or commercial areas. The requested rezoning would change the parcel’s zoning to RM-4 Multi-family District, a multi-family residential district meant to maintain and promote medium- to high-density residential development for multiple-unit, patio home and zero- lot-line housing. Current Zoning Approx. Location 5 Page 84 of 146 Report on RZNE-000529-2026 (Elm Street Lot) Planning Commission Meeting – March 9, 2026 Neighboring properties situated on the north and west sides of the parcel are zoned RM-4 District, and are occupied by student-oriented development. Properties located to the east zoned CP-1 Neighborhood Commercial District are occupied by businesses, but are separated from the parcel by the College Avenue right-of-way. The southern property boundary abuts the Elm Street right-of-way, which in turn abuts the Norfolk Southern Railroad right-of-way, providing significant separation from the General Commercial District properties on located near the corner of College Avenue and Tiger Boulevard. Comprehensive Plan Although the Comprehensive Plan’s Future Land Use Map shows the parcel as a commercial property, it should be noted that it is situated in an area primarily identified for high-density residential, and, due to the existence of the multiple rights-of-way, it stands alone, isolated from all other non-residential uses. In addition to the Future Land Use Map, the Comprehensive Plan includes a Residential Framework map that delineates various areas recommended for special consideration 6 Page 85 of 146 Report on RZNE-000529-2026 (Elm Street Lot) Planning Commission Meeting – March 9, 2026 of prioritization. Although the parcel proposed for rezoning was not included (likely because of its current commercial use), it abuts the area called out for Student Housing Prioritization, which is perhaps the most likely future use if the requested rezoning is approved. Impact On Services Comments on the proposed rezoning were solicited from pertinent City departments to identify a possible impacts of the change on service delivery. No impacts were identified. Review Status The Planning Commission will take the matter up on March 9, 2026 in order to provide a recommendation on the matter to City Council. Following the Commission’s review and approval of a recommendation, a public hearing will be scheduled by City Council. 7 Page 86 of 146 Report on RZNE-000529-2026 (Elm Street Lot) Planning Commission Meeting – March 9, 2026 Application 8 Page 87 of 146 Report on RZNE-000529-2026 (Elm Street Lot) Planning Commission Meeting – March 9, 2026 9 Page 88 of 146 Report on RZNE-000529-2026 (Elm Street Lot) Planning Commission Meeting – March 9, 2026 Plat TMP# 4044-12-85-7048 10 Page 89 of 146 2026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) Planning Commission Meeting - March 9, 2026 022526 Sec. 19-107. Definitions Mixed-use means a combination of usually separated land uses within a single development. Mixed Use Development means a combination of usually separated land uses and buildings or building within a single development which must include residential uses in addition to non- residential uses permitted in that zoning district. Mixed-use structure means a building containing residential in addition to non-residential uses permitted in the zone. … Stormwater management means the collecting, conveyance, channeling, holding, retaining, detaining, infiltrating, diverting, treating, or filtering of surface water, ground water, and/or runoff, together with applicable managerial (nonstructural) measures. Story – the distance of that portion of a building included between the upper surface of a floor and the upper surface of the floor or roof next above. Stories that are 60% below ground will not be counted to maximum stories. Penthouses that are more than 20ft from the edge of the building of the story below it and do not take up more than 50% of the foot print of the building will not count toward the maximum stories (Ord. No. CC-2021-32, 12/06/2021) Effective on: 12/6/2021 Street, arterial means a major roadway designed to carry a large volume of through traffic in the area; normally controlled by traffic signs and signals. Table 19-402 Table of Uses Non-residential Districts P= Permitted Use C = Conditional Use SE = Special Exception A = Accessory Dash (-) = Use not Permitted USE USE TYPE NAICS C C CP- CP- CP OP RI OR M C/SE CATEGORY Code M 1 2 -3 L Reference A. RESIDENTIAL USES See Section 19- Residential Mixed Use NA C C - - - - - - - 402 Endnote 7 Developments Structures: , Various Developments: (three (3) stories or less) Mixed Use NA C C - - - - - - - Developments: (over three (3) stories) F. Services Parking Lot 812930 C C C 1 Page 90 of 1462026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) 022526 Other Freestanding 812930 C C C C Personal Parking Services Structures Table 19-404-1. Density, Bulk, and Dimensional Requirements for Principal and Accessory Uses and/or Structures in the Non-residential Districts P= Permitted Use C = Conditional Use SE = Special Exception A = Accessory Dash (-) = Use not Permitted USE C CM CP- CP-2 CP-3 OP RIL O M Reference CATEGORY 1 R A. MINIMUM DIMENSIONAL AND/OR BULK STANDARDS FOR ALL NON-RESIDENTIAL DISTRICTS See Section 3/5 5/7 Storie 8. Structure 40' 40'/65' 11 40' 35' 50' 65' 19-404-1 Stories s 11, 15 7 Height, max. 10,11,15 10,11,15 4 4/7 4 3 5 7 Endnotes 7, 9, 10 & in Stories 11 1 The maximum front setback in the C district shall be three feet in C, except if the sidewalk in front of the that the maximum front setback may be 20 feet if a porte cochere or similar covered area serving a hotel's main entrance is provided. A five-foot maximum articulation may be provided that exceeds the maximum setbacks. 2 In the CM district: 1. a. Properties abutting any public right-of-way other than College Avenue, Keowee Trail, or Walter T. Cox Boulevard (Highway 93) shall have a minimum front setback of ten feet; b. Properties along College Avenue, Keowee Trail, or Walter T. Cox Boulevard (Highway 93) shall have a minimum front setback of 12 feet; c. The maximum front setback for all CM district properties shall be 15 feet, unless a public plaza is provided as per subsection d) of this endnote; d. A plaza having a minimum depth of 25 feet and a maximum depth of 50 feet may be provided fronting a public street, sidewalk, City of Clemson property, or land owned by the U.S. Army Corps of Engineers, provided it is accessible to the general public and is a minimum of 25 feet wide up to a maximum width of 30 percent of the building frontage occupancy requirement, provided, however, that all sides of the building abutting the plaza shall have retail, office or service uses having a minimum depth of 35 feet; and e. A five-foot maximum articulation may be provided that exceeds the maximum setbacks but shall not occupy more than 30 percent of the total frontage occupancy. f. for all setbacks in the CM District, the first 5 feet of the setback adjacent to a public right of way shall be constructed to match the adjacent sidewalk in both grade (topography) and comparable materials. The remaining setback between the building facade and the public right of way along College Avenue, Keowee Trail and Walter T. Cox Boulevard (Highway 93) shall be used as sidewalk, patio, outdoor cafes, bicycle parking, art installations, water features, and landscaping. g. No less than 10 percent of the setback area in the CM Districts (excluding the required 5 foot paving strip) is to be landscaped and no more than 35 percent of the setback area shall be landscaped. 3 Minimum lot size applies to both a standalone industrial facility or a multi-tenant business or development park/campus. 4 All properties in the C or those fronting College Avenue in the CM district shall be constructed side lot line to side lot line with a zero-foot side setback for the first 50 feet of depth, except for where an entrance is required to 2 Page 91 of 1462026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) 022526 provide access to the interior of the site and is designed as per Figure 19-404-A, or as per required bufferyard standards, or per Architectural District standards or if required by Fire Marshal, Building Official or Zoning Official. No more than one vehicular entrance, not exceeding 25 feet in width, may be allowed to provide access through the building to the interior of the building or site and whereas an additional five feet of width for a pedestrian sidewalk shall be provided. Figure 19-404-2 5 Parcels in the CM district whose rear property line abuts a public alley or right-of-way shall provide a 15-foot type "E" bufferyard directly abutting the alley or right-of-way. Frontages along Addison Lane and Knox Lane shall be considered rear yards. 6 Minimum rear setback for properties abutting U.S. Army Corp of Engineers' land or an active railroad right-of-way shall be five feet. 7 All dimensional standards shall be set by the board of zoning appeals for any proposed manufacturing use classified as special exception petition in the M district or any special exception in the OR district, but shall be no less than the standard indicated. 8 Minimum lot width at front building line shall apply to standalone uses on one acre parcels. 9 Principal use structures in the CM District shall have a maximum of 40-foot height 5 stories unless a) the rear bufferyard is expanded by ten feet where such parcels shall have a maximum of height of 50 feet 7 stories except in the case of a hotel and mixed use building which will follow the conditional use standards and end notes 10 & 11 or b) the parcel is entirely contained in the CM District, fronts College Avenue, and abuts property owned by the U.S. Army Corps of Engineers where such parcels shall have a maximum height of 65 feet. 10 For CM parcels fronting College Avenue, height shall be measured at the average grade of the sidewalk along College Avenue. Mixed use Developments can be up to 7 stories in the CM district provided they follow the Conditional Use Standards set forth in 19-405 & up to 5 stories in the C district. 11 Hotels may be permitted to have a maximum height of 65 feet 7 stories in the CP-2, C & CM district subject to the approval of a conditional use in the CP-2 C & CM district. For the East side of College Ave in the block created by the two ends of Strode Circle, the maximum height of a hotel is limited to 5 stories. Extending 100ft west of College Ave between North Clemson Ave and Old Greenville Hwy and extending 100ft east of College Ave between Keith Street and Old Greenville Hwy, no build can be taller than 2 stories and must maintain the existing building façade or be replaced with a reasonably close replica of the façade. 3 Page 92 of 146 2026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) 022526 12 Maximum gross floor area for retail establishments shall not exceed the permitted square feet on any one floor. 13 Maximum gross floor area of a single business occupying more than one floor of a building. 14The maximum front setback for all CP-1 properties shall be 15 feet, unless a public plaza is provided. Any such plaza shall have a minimum depth of 25 deep and a maximum depth of 50 feet, front a public street or sidewalk, be accessible to the general public, be a minimum of 25 feet wide with a maximum width of 50 percent of the building frontage, and ensure that all sides of the building abutting the plaza have retail, office, or service uses with a minimum depth of 35 feet. 15 City owned buildings not subject to height limitations ARTICLE IV. NON-RESIDENTIAL DISTRICTS AND DISTRICT REGULATIONS Sec. 19-405. Standards for conditional use and special exceptions for non-residential districts A. Residential Uses 1. Residential Developments. Various a.Mixed-use Structures and Mixed-use Developments 3 Stories or less 1. Conditional Use Standards [C District Only] a. Principal use structure(s) that: i. Front a public right-of-way shall have service, retail, or office uses along 100 percent of the facade that abuts the street , sidewalk, or grade level with the exception of Addison Lane and Daniel Drive. ii. Principal use structure(s) that otherwise abut a public sidewalk, City of Clemson property or property owned by the U.S. Army Corps of Engineers shall have service, retail, or office uses along a minimum of 50% of the façade. On-site amenities may utilize the remaining frontage; iii. On-site leasing and/or on-site management offices, shall comprise the lessor of 25% of a building facade abutting a public right-of-way or sidewalk or a maximum of 2,000 square feet; and iv. No on-site amenities shall occupy the ground floor frontage along any public right-of-way or sidewalk. b. Of the required ground level commercial space, at least 50% of the frontage shall have a minimum depth of 50 feet. The remaining portion shall have a minimum depth of 35 feet. No commercial use shall be allowed to have a width of less than 15 feet. c. No more than one entrance, not exceeding 25 feet in width per street frontage, may be allowed to provide vehicular access to the interior of the building or site. An additional five feet of width for a pedestrian sidewalk shall be provided. Additional curb cuts maybe allowed for service and emergency access. d. All parking provided within or under a mixed-use building must be designed to allow for maneuvering space sufficient to allow each vehicle to individually enter and exit the structure, as well as, all other design requirements of ARTICLE VIII. e. Surface parking shall not be allowed abutting a public right-of-way, sidewalk, City of Clemson property or property adjacent to shoreline frontages of Lake Hartwell owned by the U.S. Army Corps of Engineers. f. One eight foot wide entrance doorway providing pedestrian access to the interior of the principal use structure may be permitted per street frontage. 4 Page 93 of 146 2026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) 022526 g. Balconies shall comply with the following: i. Shall not extend past the property line; ii. Shall not overhang any public or private sidewalks; and iii. Balconies shall be prohibited for portions of buildings abutting residentially zoned R-20 and R-12 properties. h. Dwelling units are permitted subject to the following: i. Dwelling units are only allowed on floors above the grade level for any portion of a principal use structure(s) that abuts a public right-of-way or sidewalk or any property owned by the City of Clemson or the U.S. Army Corps of Engineers other than for properties fronting Daniel Drive as noted in subparagraph a)i.; ii. For portions of a mixed use structure(s) not covered in subparagraph h)i., dwelling units may be located within the principal use structure(s) on any grade/floor provided no access to the dwelling units shall be permitted along the exterior of the building other than as provided by subparagraph (f). All structures must be mixed-use; and iii. Each dwelling unit shall have minimum floor area of 350 square feet. i. On-site management shall be required for short-term rentals of any dwelling unit of less than 30 days of occupancy. j. A bond in an amount equal to 150% of the estimated cost for building out the commercial space (based on the current average cost for commercial construction in the area as determined by the City) shall be posted at the time of the issuance of the first Certificate of Occupancy issued for any portion of the residential component of the mixed-use structure. The bond, which shall have a 2- year expiration date, may be either a cash or surety bond, and shall be released upon completion of the upfit of the commercial space. In the event the commercial space upfit is completed by units or phases, the bond amount may be proportionately reduced based on square footage as the space is occupied by a viable commercial entity possessing a business license issued by the City. The City shall reserve the right to call the bond for any uncompleted commercial space two weeks prior to the expiration of the bond. k. If property fronts College Ave the developer is responsible for installing the Downtown Corridor Plan for their frontage. If City staff deems installation impractical due to no logical termination point the developer must pay into a fund the cost equal to 150% the cost of all aspects of installation of the Downtown Corridor Plan for the section. l. Extending 100ft west of College Ave between North Clemson Ave and Old Greenville Hwy and extending 100ft east of College Ave between Keith Street and Old Greenville Hwy, no build can be taller than 2 stories and must maintain the existing building façade or be replaced with a reasonably close replica of the façade. m. A 10' facade step-back shall be incorporated into the design of structures where the structure abuts Knox Road or Addison Lane beginning at the third floor or 30' whichever is the lesser. n. A 20' facade step-back shall be incorporated into the design of structures where the structure abuts a R-20 or R-12 zoned property beginning at the fourth floor or 40' whichever is the lesser. o. In addition to the required commercial parking, public parking will be required in the amount equal to .75 of the required commercial parking. 2. Conditional Use Standards [CM District Only] a. Principal use structure(s) that: i. Front a public right-of-way shall have service, retail, or office uses along 100 percent of the façade that abuts the street, sidewalk, or grade level with the exception of frontages along 5 Page 94 of 146 2026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) 022526 Addison Lane, Knox Lane, Riggs Drive, Strode Circle, Edgewood Ave, McHugh Lane, Shorecrest Drive and Hillcrest Drive; ii. Principal use structure(s) that otherwise abut a public sidewalk, Keowee Trail, City of Clemson property, or property owned by the U.S. Army Corps of Engineers shall have service, retail, or office uses along a minimum of 50% of the facade. On-site amenities may utilize the remaining frontage; and iii. On-site leasing and/or on-site management offices shall comprise the lessor of 25% of a building facade abutting a public right-of-way or sidewalk or a maximum of 2,000 square feet; and iv. No on-site amenities shall occupy the ground floor frontage along any public right-of-way or sidewalk. b. At least 50% of the required service, retail, or office uses shall occupy a space that has a minimum depth of 50 feet and the remaining portion shall occupy a space that has a minimum depth of 35', unless completely surrounding a public plaza as described in Section 19-404 Table 19-404-1 endnote 2.e. No commercial use shall be allowed to have a width of less than 15 feet. c. All parking provided within or under a mixed-use building must be designed to allow for maneuvering space sufficient to allow each vehicle to individually enter and exit the structure, as well as, all other design requirements of ARTICLE VIII. d. Surface parking shall not be allowed abutting a public right-of-way, sidewalk, City of Clemson property, or shoreline frontages of Lake Hartwell property owned by the U.S. Army Corps of Engineers. e. No more than one entrance, not exceeding 25 feet in width per street frontage, may be allowed to provide vehicular access to the interior of the building or site On College Ave or Hwy 93. An additional five feet of width for a pedestrian sidewalk shall be provided. Additional curb cuts maybe allowed for service and emergency access. f. One eight foot wide entrance doorway providing pedestrian access to the interior of the principal use structure may be permitted per street frontage. g. Balconies shall comply with the following: i. Shall not extend past the property line; ii. Shall not overhang any public or private sidewalks; and iii. Balconies shall be prohibited for portions of buildings abutting residentially zoned R-20 and R-12 properties. h. Dwelling units are permitted subject to the following: i. Dwelling units are only allowed on floors above the grade level for any portion of a principal use structure(s) that abuts a public right-of-way (except Addison Lane Riggs Drive, Strode Circle, Edgewood Ave, McHugh Lane, Shorecrest Drive Keowee Trail or Knox Lane). ii. For portions of a mixed use structure(s) not covered in subparagraph h)i., dwelling units may be located within the principal use structure(s) on any grade/floor provided no access to the individual dwelling units shall be permitted along the exterior of the building other than as provided by subparagraph f). All structures must be mixed use; and iii. Each dwelling unit shall have minimum floor area of 350 square feet. i. On-site management shall be required for short-term rentals of any dwelling unit of less than 30 days of occupancy. j. A bond in an amount equal to 150% of the estimated cost for building out the commercial space (based on the current average cost for commercial construction in the area as determined by the City) shall be posted at the time of the issuance of the first Certificate of Occupancy issued for any portion of the residential component of the mixed-use structure. The bond, which shall have 6 Page 95 of 146 2026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) 022526 a 2-year expiration date, may be either a cash or surety bond, and shall be released upon completion of the upfit of the commercial space. In the event the commercial space upfit is completed by units or phases, the bond amount may be proportionately reduced based on square footage as the space is occupied by a viable commercial entity possessing a business license issued by the City. The City shall reserve the right to call the bond for any uncompleted commercial space two weeks prior to the expiration of the bond. k. If property fronts College Ave the developer is responsible for installing the Downtown Corridor Plan for their frontage. If City staff deems installation impractical due to no logical termination point the developer must pay into a fund the cost equal to 150% the cost of all aspects of installation of the Downtown Corridor Plan for the section. l. A 10' facade step-back shall be incorporated into the design of structures where the structure abuts Knox Road or Addison Lane beginning at the third floor or 30' whichever is the lesser. m. A 20' facade step-back shall be incorporated into the design of structures where the structure abuts a R-20 or R-12 zoned property beginning at the fourth floor or 40' whichever is the lesser. n. In addition to the required commercial parking, public parking will be required in the amount equal to .75 of the required commercial parking. 3. Conditional Use Standards [CP-2 & CP-3 Districts Only] a. Dwelling units are permitted subject to the following: i. Dwelling units are only allowed on floors above the grade level for any portion of a principal use structure(s) that abuts a public right-of-way or sidewalk or any property owned by the City of Clemson or the U.S. Army Corps of Engineers except Holiday Ave, Holiday West, Holiday East, Stoney Creek Drive, Greenlee Place, Banks Street, Dupree Street, Carlton Lane, Reid Street, Freedom Drive, Presley Drive, Stephens Road, Wesley Street, any highway on or off ramp, Kelly Road, Vineyard Road, Brook Street, Berry Street, Canoy Lane, Newton Street, Liberty Drive, Stardust Lane, Summey Street, Skyview Drive, Williams Lane, Raven Lane West Lane and Cambridge Drive; ii. For portions of a mixed use structure(s) or developments not covered in subparagraph a)i., dwelling units may be located within the principal use structures(s) on any grade/floor provided no access to the individual dwelling units shall be permitted along the exterior of the building other than a common entrance serving the interior of the structure(s). iii. Each dwelling unit shall have minimum floor area of 350 square feet. b. Frontage occupancy requirements for nonresidential uses in principal mixed-use structures that face Tiger Blvd (Hwy 123), Old Greenville Hwy (Hwy 93), Anderson Hwy (Hwy 76), Keowee Trail, Wall Street, or shoreline frontages of Lake Hartwell owned by the U.S. Army Corps of Engineers shall meet the following requirements: i. Shall have service, retail, or office uses along 100 percent of that facade at street or sidewalk level. ii. At least 50% of the required service, retail, or office uses shall occupy a space that has a minimum depth of 50' and the remaining portion shall occupy a space that has a minimum depth of 35', unless completely surrounding a public plaza as described in Section 19- 404 Table 19-404-1 endnote 2.e. No commercial use shall be allowed to have a width of less than 15 feet. 7 Page 96 of 146 2026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) 022526 iii. On-site leasing and/or on-site management offices shall comprise the lessor of 25% of a building facade abutting a public right-of-way or sidewalk or a maximum of 2,000 square feet; iv. No on-site amenities shall occupy the ground floor frontage along any public right-of-way or sidewalk; and v. Site amenity facilities may be located along frontages of property owned by the City of Clemson or shoreline frontages of Lake Hartwell owned by the U.S. Army Corps of Engineers but may not comprise more than 25% of said frontage. c. No more than one entrance, not exceeding 25 feet in width per street of frontage on Hwy 123 or Hwy 93, may be allowed to provide vehicular access to the interior of the building or site. An additional five feet of width for a pedestrian sidewalk shall be provided. Additional curb cuts maybe allowed for service and emergency access. d. Parking may be provided underneath principal use structures located within the interior of the lot provided the exterior façade is designed to hide the parking from the exterior. The architectural treatment shall be compatible with the facades of the other buildings on the site. 4. Mixed-use Structures and Mixed-use Developments 4 to 7 stories (C district limited to 5) 1. Conditional Use Standards [C District Only] a. Principal use structure(s) that: i. Front a public right-of-way shall have service, retail, or office uses along 100 percent of the facade that abuts the street , sidewalk, or grade level with the exception of Addison Lane and Daniel Drive. ii. Principal use structure(s) that otherwise abut a public sidewalk, City of Clemson property or property owned by the U.S. Army Corps of Engineers shall have service, retail, or office uses along a minimum of 50% of the façade . On-site amenities may utilize the remaining frontage; iii. On-site leasing and/or on-site management offices, shall comprise the lessor of 25% of a building facade abutting a public right-of-way or sidewalk or a maximum of 2,000 square feet; and iv. No on-site amenities shall occupy the ground floor frontage along any public right-of-way or sidewalk. b. Of the required ground level commercial space, at least 50% of the frontage shall have a minimum depth of 50 feet. The remaining portion shall have a minimum depth of 35 feet. No commercial use shall be allowed to have a width of less than 15 feet. c. No more than one entrance, not exceeding 25 feet in width per street frontage, may be allowed to provide vehicular access to the interior of the building or site. An additional five feet of width for a pedestrian sidewalk shall be provided. Additional curb cuts maybe allowed for service and emergency access. d. All parking provided within or under a mixed-use building must be designed to allow for maneuvering space sufficient to allow each vehicle to individually enter and exit the structure, as well as, all other design requirements of ARTICLE VIII. e. Surface parking shall not be allowed abutting a public right-of-way, sidewalk, City of Clemson property or property adjacent to shoreline frontages of Lake Hartwell owned by the U.S. Army Corps of Engineers. f. One eight foot wide entrance doorway providing pedestrian access to the interior of the principal use structure may be permitted per street frontage. g. Balconies shall comply with the following: i. Shall not extend past the property line; 8 Page 97 of 146 2026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) 022526 ii. Shall not overhang any public or private sidewalks; and iii. Balconies shall be prohibited for portions of buildings abutting residentially zoned R-20 and R-12 properties. h. Dwelling units are permitted subject to the following: i. Dwelling units are only allowed on floors above the grade level for any portion of a principal use structure(s) that abuts a public right-of-way or sidewalk or any property owned by the City of Clemson or the U.S. Army Corps of Engineers other than for properties fronting Daniel Drive as noted in subparagraph a)i.; ii. For portions of a mixed use structure(s) not covered in subparagraph h)i., dwelling units may be located within the principal use structure(s) on any grade/floor provided no access to the dwelling units shall be permitted along the exterior of the building other than as provided by subparagraph (f). All structures must be mixed-use; and iii. Each dwelling unit shall have minimum floor area of 350 square feet. i. On-site management shall be required for short-term rentals of any dwelling unit of less than 30 days of occupancy. j. A bond in an amount equal to 150% of the estimated cost for building out the commercial space (based on the current average cost for commercial construction in the area as determined by the City) shall be posted at the time of the issuance of the first Certificate of Occupancy issued for any portion of the residential component of the mixed-use structure. The bond, which shall have a 2- year expiration date, may be either a cash or surety bond, and shall be released upon completion of the upfit of the commercial space. In the event the commercial space upfit is completed by units or phases, the bond amount may be proportionately reduced based on square footage as the space is occupied by a viable commercial entity possessing a business license issued by the City. The City shall reserve the right to call the bond for any uncompleted commercial space two weeks prior to the expiration of the bond. k. Maximum height in the C District is 5 Stories and must meet the following requirements provided the requirements below are adhered to. l. If property fronts College Ave, the developer is responsible for installing the Downtown Corridor Plan for their frontage. If City staff deems installation impractical due to no logical termination point the developer must pay into a fund the cost equal to 150% the cost of all aspects of installation of the Downtown Corridor Plan for the section. m. Extending 100ft west of College Ave between North Clemson Ave and Old Greenville Hwy and extending 100ft east of College Ave between Keith Street and Old Greenville Hwy, no build can be taller than 2 stories and must maintain the existing building façade or be replaced with a reasonably close replica of the façade. n. A 10' facade step-back shall be incorporated into the design of structures where the structure abuts Knox Road or Addison Lane beginning at the third floor or 30' whichever is the lesser. o. A 20' facade step-back shall be incorporated into the design of structures where the structure abuts a R-20 or R-12 zoned property beginning at the fourth floor or 40' whichever is the lesser. p. If a developer wishes to exceed 3 stories, will contribute to the City of Clemson in the amount of $10.00 a square foot for community improvements. q. In addition to the required commercial parking, public parking will be required in the amount equal to .75 of the required commercial parking. 2. Conditional Use Standards [CM District Only] a. Principal use structure(s) that: 9 Page 98 of 146 2026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) 022526 i. Front a public right-of-way shall have service, retail, or office uses along 100 percent of the façade that abuts the street, sidewalk, or grade level with the exception of frontages along Addison Lane, Knox Lane, Riggs Drive, Strode Circle, Edgewood Ave, McHugh Lane, Shorecrest Drive and Hillcrest Drive; ii. Principal use structure(s) that otherwise abut a public sidewalk, Keowee Trail, City of Clemson property, or property owned by the U.S. Army Corps of Engineers shall have service, retail, or office uses along a minimum of 50% of the facade. On-site amenities may utilize the remaining frontage; and iii. On-site leasing and/or on-site management offices shall comprise the lessor of 25% of a building facade abutting a public right-of-way or sidewalk or a maximum of 2,000 square feet; and iv. No on-site amenities shall occupy the ground floor frontage along any public right-of-way or sidewalk. b. At least 50% of the required service, retail, or office uses shall occupy a space that has a minimum depth of 50 feet and the remaining portion shall occupy a space that has a minimum depth of 35', unless completely surrounding a public plaza as described in Section 19-404 Table 19-404-1 endnote 2.e. No commercial use shall be allowed to have a width of less than 15 feet. c. All parking provided within or under a mixed-use building must be designed to allow for maneuvering space sufficient to allow each vehicle to individually enter and exit the structure, as well as, all other design requirements of ARTICLE VIII. d. Surface parking shall not be allowed abutting a public right-of-way, sidewalk, City of Clemson property, or shoreline frontages of Lake Hartwell property owned by the U.S. Army Corps of Engineers. e. No more than one entrance, not exceeding 25 feet in width per street frontage, may be allowed to provide vehicular access to the interior of the building or site On College Ave or Hwy 93. An additional five feet of width for a pedestrian sidewalk shall be provided. Additional curb cuts maybe allowed for service and emergency access. f. One eight foot wide entrance doorway providing pedestrian access to the interior of the principal use structure may be permitted per street frontage. g. Balconies shall comply with the following: i. Shall not extend past the property line; ii. Shall not overhang any public or private sidewalks; and iii. Balconies shall be prohibited for portions of buildings abutting residentially zoned R-20 and R-12 properties. h. Dwelling units are permitted subject to the following: i. Dwelling units are only allowed on floors above the grade level for any portion of a principal use structure(s) that abuts a public right-of-way (except Addison Lane Riggs Drive, Strode Circle, Edgewood Ave, McHugh Lane, Shorecrest Drive Keowee Trail or Knox Lane). ii. For portions of a mixed use structure(s) not covered in subparagraph h)i., dwelling units may be located within the principal use structure(s) on any grade/floor provided no access to the individual dwelling units shall be permitted along the exterior of the building other than as provided by subparagraph f). All structures must be mixed use; and iii. Each dwelling unit shall have minimum floor area of 350 square feet. i. On-site management shall be required for short-term rentals of any dwelling unit of less than 30 days of occupancy. j. A bond in an amount equal to 150% of the estimated cost for building out the commercial space (based on the current average cost for commercial construction in the area as determined by the 10 Page 99 of 146 2026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) 022526 City) shall be posted at the time of the issuance of the first Certificate of Occupancy issued for any portion of the residential component of the mixed-use structure. The bond, which shall have a 2-year expiration date, may be either a cash or surety bond, and shall be released upon completion of the upfit of the commercial space. In the event the commercial space upfit is completed by units or phases, the bond amount may be proportionately reduced based on square footage as the space is occupied by a viable commercial entity possessing a business license issued by the City. The City shall reserve the right to call the bond for any uncompleted commercial space two weeks prior to the expiration of the bond. k. If property fronts College Ave the developer is responsible for installing the Downtown Corridor Plan for their frontage. If City staff deems installation impractical due to no logical termination point the developer must pay into a fund the cost equal to 150% the cost of all aspects of installation of the Downtown Corridor Plan for the section. l. A 10' facade step-back shall be incorporated into the design of structures where the structure abuts Knox Road or Addison Lane beginning at the third floor or 30' whichever is the lesser. m. A 20' facade step-back shall be incorporated into the design of structures where the structure abuts a R-20 or R-12 zoned property beginning at the fourth floor or 40' whichever is the lesser. n. If a developer wishes to exceed 5 stories, they will contribute to the City of Clemson in the amount of $10.00 a square foot (Properties on the East side of College Ave for the block bookend by the Strode Circle are not eligible for exceeding 5 stories) o. In addition to the required commercial parking, public parking will be required in the amount equal to .75 of the required commercial parking. F. Services 7. Other Person Services c. Parking Lots 1. Conditional Use Standards (C, CM, CP-1 & CP-2 Districts only) a. A three foot masonry wall shall be constructed along all frontages that abut a public right-or way. b. An eight foot Type “A” buffer yeard along all exterior property lines. See Section 19-908/ A buffer in accordance with Article 9 will be installed. c. No More than one driveway entrance, not exceeding 24 feet in width per street frontage. d. A minimum for foot wide pedestrian connection shall be provided to any abutting public sidewalk e. The interior of the parking lot shall comply with the landscape standards of Section 19-905-E d. Freestanding Parking Structures 2. Conditional Use Standards (C, CM, CP-1 & CP-2 Districts only) a. Facades visible from any public right-of-way shall be designed to obscure the view of parked vehicles. b. The minimum front setback for any façade abutting a public right-of-way shall be five feet and the maximum shall be 15 feet c. A minimum of one upperstory tree shall be planted for every 30 feet of linear street frontage and a continuous row of three gallon shrubs planted three feet on center allowing for an approved pedestrian plaza or seating areas, excluding tree planting areas. d. No more than one entrance, not exceeding 25 feet in width per street frontage, may be allowed to provide vehicular access to the interior of the building or site. An additional five feet of width for a pedestrian sidewalk shall be provided. 11 Page 100 of 146 2026-R-02 Proposed Text Amendment (Mixed-use High Density Developments) 022526 e. Shall not exceed 45 feet, including parapet or screening walls, but excluding stair towers and elevator penthouses. f. The height of stair towers and elevator penthouses for parking decks shall not exceed an additional 15 feet above the top of the principal structure and shall be screened from view from the public right-of-way. g. Ownership of parking structures permitted in the C and CM District shall be limited to City of Clemson, or City of Clemson/private partnerships. h. Ownership of parking structures permitted in the C and CM District shall be approved by the City of Clemson following a public hearing by City Council. ARTICLE VIII. OFF-STREET PARKING REGULATIONS Table 19-802. Off-street Parking Space Requirements NAICS Category Use Type Parking Spaces Required Residential Uses Dwelling Units (Incorporated into 1 .5 space per bedroom 1 a Mixed-Use Building Development) 12 Page 101 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) CODE OF ORDINANCES CHAPTER 19 ZONING (1) ARTICLE I . ADOPTION AND INTERPRETATION Sec. 19-107. Definitions. Adult day care facility See Child day care facility. Affordable Housing Development means a development in which 25% of the residential units are “Affordable Unit’s Affordable Unit means a housing unit in which is occupied by lower or very low income households, where the requires payment of monthly housing cost of is no more than thirty percent of adjusted gross annual income of the occupants. Unit must be monitored by a city recognized housing authority. Aggrieved party means a person who has a substantial interest in any decision of the Zoning and Codes Administrator, the board of zoning appeals, or the appearance review board, and who has a right of appeal pursuant to S.C. Code §§ 6-29-800, 6-29-820, or 6-29-920, as and if amended … Lot width means the mean horizontal distance between the side lot lines of a lot measured at right angles to the depth; or the same distance measured at a point midway between the front lot line and rear lot line; or at the rear line of the required front setback (building line), especially on irregularly shaped lots. Low Income Household means a household making 80% AMI (Area Median Income). of the median income for the City of Clemson. Maintained foot-candles means luminous intensity of lighting fixtures adjusted for a maintenance factor accounting for dirt build-up and lamp output depreciation. The maintenance factor used in the design process to account for this depreciation cannot be lower than 0.72 for high-pressure sodium and 0.64 for metal halide and mercury vapor. … Modular building means a building of closed construction, other than a mobile home or manufactured home, constructed off-site in accordance with the applicable codes and transported to the point of use for installation or erection, as defined in S.C. Code, § 23-43-20(2), as amended, and which is certified by the South Carolina Building Codes Council in accord with S.C. Code § 23-43-80, as amended, and which bears evidence of such certification by attachment of a label issued by the South Carolina Building Codes Council. Monthly Housing Cost means rent or mortgage payment, home insurance and property taxes. Monument sign means a freestanding ground sign supported by an internal structural framework or structurally integrated into landscaping or other solid structural features generally having a low profile with no open space between the ground and the sign. This sign is designed to incorporate design and building materials which complement the architectural theme of the buildings on the premises. … Vehicular use area means any area used for movement, circulation, parking and/or display of any type of vehicle, including but not limited to parking lots, loading and unloading areas and sales service areas. Driveways and parking spaces serving detached single-household dwellings are exempt from this definition. 1 Page 102 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) Very Low Income Household means a household making 50% of the median income for the City of Clemson. Veterinary services means a place where animals or pets commonly kept in a residential dwelling are given medical or surgical treatment with indoor boarding of animals limited as an accessory use. (Also includes the term "animal hospital.") ARTICLE III. RESIDENTIAL DISTRICTS AND DISTRICT REGULATIONS DIVISION 1. RESIDENTIAL DISTRICTS Sec. 19-301. Residential districts described. … I. MH Middle Housing Residential District. The purpose of the MH residential district is to create conditions where naturally occurring affordable and attainable housing can be created by developers without the need of government subsidies. This district allows for higher density while keeping the occupancy low to encourage non-student residence. ARTICLE III. RESIDENTIAL DISTRICTS AND DISTRICT REGULATIONS DIVISION 1. RESIDENTIAL DISTRICTS Table 19-302. Table of Uses for Residential Districts P = Permitted Use C = Conditional Use SE = Special Exception Dash (–) = Use not Permitted NAIC S USE COD RM RM RM- RM- RM- MH C/SE CATEGORY USE TYPE E R-20 R-12 R-7 -1 -2 3 3.5 4 Reference A. B. RESIDENTIAL USES Single-Family Single-family Dwelling NA P P P P P P C P P Residential _ - Dwelling Manufactured Home NA – – – C – – – Two-Family Duplex Dwelling Residential NA – - C P C P C P C P C Dwelling Residential Patio Home Development See NA – – C C C C2 C C Developments, C Endnote 2 Various Zero-Lot-Line Development See NA – – C C C C2 C C C Endnote 2 Conservation Development See NA SE2 SE2 SE2 C2 C2 C2 C3 C2 - Endnotes 2,3,4 Townhouse Development NA -- - C C C C C C C Multi-family Development NA – - C C C C C C C Affordable Housing NA - - SE SE SE SE - SE SE Development Group Homes Group Home including Group See 6232 SE SE SE SE C C C C Home for Young Adults SE Endnote 4 2 Page 103 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) Transitioning out of Foster 62399 Care 07 Group Home for the Care of 6232 Individuals with Physical 10 SE See SE SE SE SE C C C C Handicaps and/or Special 6239 Endnote 4 Needs 90 B. OTHER USES Amenity and Private Recreational Facilities Support Uses Serving a Neighborhood or NA C C C C C C C C Serving a Residential Complex, (new C Neighborhood development) or Residential Private Recreational Facilities Complex Serving a Neighborhood or See NA SE6 SE6 SE6 SE6 SE6 SE6 SE6 C Residential Complex, SE Endnote 5 (existing development) Storage of Watercraft and Utility Trailers on Commonly NA – – _ – – C C C C Owned Property Management Office, Serving 5311 a Duplex, Townhouse, or – – _ C C C C C C 10 Multi-Family Development Public Electric Power Generation, Utilities Transmission and Distribution 2211 P P P P P P P P P (Minor) Natural Gas Distribution 2212 P P P P P P P P P (Minor) Water, Sewage and Other Systems (Major), Including 2213 C C C C C C C C Water Towers, but Excluding C Treatment Facilities Water, Sewage and Other Systems (Minor), including 2213 P P P P P P P P P pump/lift stations Public Telecommunication Facilities Services 517 SE SE SE SE SE SE SE SE SE Nursing Nursing Care Facilities 6231 _ – – – – C C C C Residential 10 Care Facilities Community Care Facilities for 6233 C – – C C C C C C the Elderly 1 Educational Kindergarten (with Academic Services Program) and Elementary 6111 SE SE SE SE SE C SE C & Secondary Schools SE Religious, Religious Organizations See 8131 C C C C C C C C Civic, and (expansion on existing land) 7 C Endnote 6 3 Page 104 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) Similar Religious Organizations See Organizations (expansion of land 8131 SE SE SE C C C C C C Endnote 6 assemblage) Religious Organizations See 8131 SE SE SE SE SE SE SE C (new) 7 SE Endnote 6 Public Public Recreational Facilities, NA P P P P P P P P Recreational Passive P Facilities Public Recreational Facilities, SE NA SE SE C C C C C P Active General 5191 SE Library, Public SE SE SE SE SE C SE P Government 20 Public Safety Facilities 9221 (including Police, Fire, and 20 SE SE SE SE SE SE C SE SE EMS, but excluding jails and 9221 detentions centers) 60 Other Services Cemetery (excluding 8122 SE SE SE SE SE SE SE SE SE crematory) 20 Retail Store SE SE SE SE SE SE SE SE SE Professional Services or SE SE SE SE SE SE SE SE SE Office ARTICLE III. RESIDENTIAL DISTRICTS AND DISTRICT REGULATIONS DIVISION 1. RESIDENTIAL DISTRICTS Table 19-303. Table of Accessory Uses for Residential Districts P = Permitted Use C = Conditional Use SE = Special Exception Dash (–) = Use not Permitted R USE NAICS R- M- RM- RM RM- RM- CATEGORY USE TYPE CODE R-20 12 R-7 1 2 -3 3.5 4 MH C/SE Reference A. RESIDENTIAL ACCESSORY USES AND/OR STRUCTURES Residential Apartment (within principal NA C C C C C C C C C Accessory structure) Uses and/or Adult Care Services, Family Structures Adult Care Home, 6 or Fewer 624120 C C C C C C C C C Clients Adult Care Services, Group Adult Care Home 7 to 624120 – – - C C C C C C 12 Clients S Bed & Breakfast Inn 721191 SE SE C C C C C C E 4 Page 105 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) Childcare Services, Family Child Care Home, 6 624410 C C C C C C C C C or Fewer Children Childcare Services, C Group Child Care Home 7 to 624410 – – C C C C C C - 12 Children Cultivation of Land, NA C C C C C C C C C Noncommercial Customary & Typical Structures/Uses (Non-habitable) including NA C C C C C C C C C non-commercial greenhouses, garages and storage buildings Detached Garage (non- habitable/non- commercial, serving NA – – -- – – C C C C townhouse/multi-family dwellings) Equipment for Solar Energy NA C C C C C C C C C Generation Fences and Walls NA C C C C C C C C C Guest Cottage NA C C C C C C C C C Home Occupations NA C C C C C C C C C Honey Bees, including offsite or online sale of honey - (excluding beekeepers 112910 C C – – – – – C selling bees, queens, nuclei, etc.) Keeping of Chickens NA C C C C C C C C C Keeping of Livestock (except S S NA SE SE SE SE SE SE SE chickens) E E Parking Structure, S S See Section 812930 SE SE SE C C C C Freestanding E E 19-303 Endnote 2 Private Recreational Facilities (swimming pools, hot tubs, NA C C C C C C C C C tennis courts, etc) Short-term Rentals NA C C C C C C C C C ARTICLE III. RESIDENTIAL DISTRICTS AND DISTRICT REGULATIONS DIVISION 1. RESIDENTIAL DISTRICTS 5 Page 106 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) Table 19-304. Density, Bulk, and Dimensional Requirements and Standards for Residential Districts. DISTRICTS R-20 R-12 RM-1 RM-2 RM-3 RM-3.5 RM-4 Reference R-7 MH USE A. RESIDENTIAL USES 1. Single-Family Residential Dwelling a. Single-Family Dwelling 1) Tract area required, min. NA NA NA NA NA NA 2 NA NA (acres) 2) Lot area, min. (square 20,000’ 12,000’ 7,000’ 7,000’ 7,000’ 6,000’ NA 3,000’ 7,000 footage) 3) Lot width at front building 100’ 80’ 60’ 60’ 60’ 50’ 40’ 40’ NA line, min. 4) Front See Section setbacks, 25’ 25’ 25’/15’2 25’/ 15’2 25’/15’2 25’/ 15’2 25’/15’2 25’/ 15’2 10’ 19-304 min. Endnote 2 5) Side setbacks, 10’ 10’ 8’ 8’ 8’ 5’ 5’ 5’ 8’ min. 6) Rear See Section setbacks, 40’ 40’3 15 15’ 15’ 15’ 15’ 15’ 8’ 19-304 min. Endnote 3 7) Dwelling occupancy 2 2 2 2 2 3 3 4 2 8) Structure See Section 19-304 height, max. 35’ 3 35’ 3 35’5 3 35’ 3 35 3’ 35’ 3 35’ 3 35’ 3 3 In stories Endnote 5 9) Lot area See Section coverage, 19-304 4 max. 40 / 30 40 / 30 Endnote 4 (percentage) b. Manufactured Home 1. Lot area, min. 7,000’ (square footage) 2. Lot width at front 65’ building line, min. 3. Front setbacks, 25’ min. 4. Side setbacks, min. 8’ 6 Page 107 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) DISTRICTS R-20 R-12 RM-1 RM-2 RM-3 RM-3.5 RM-4 Reference R-7 MH USE 5. Rear setbacks, min. 15’ 6. Dwelling 2 occupancy, max. 7. Structure height, 35’ max. 2. Two-Family Residential Dwelling a. Duplex Dwelling 1.Development tract requirements a. Tract area required, min. NA NA NA 2 NA NA (acres) b. Density, max. 5 5 6 7 10 10 (structures/acre) c. Structure spacing 16' 16' 16' 16' 16' 16” d. Front setback, 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 Endnote 2 min overall site e. Side setback, min 8' 8' 8' 8' 8 8 overall site f. Rear setback, min 15' 15' 15' 15' 15' 15' overall site g. Structure height 35' 35' 35' 35' 35' 35' 2. Development requirements for individual lots a. Lot area, min. 7,000' 8,000' 8,000' 7,000' 6,000' 4,000' 4,000' (square footage) b. Lot width at front 70' 75' 75' 70' 50' 50 50 building line, min. c. Front setbacks, 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 Endnote 2d) min. d. Side setbacks, 8' 8' 8' 8' 8' 8 8 min. e. Rear setbacks, 15' 15' 15' 15' 15' 15' 15' min. f. Dwelling 2 2 2 3 3 4 2 occupancy, max. g. Structure height, 3 35' 3 35' 3 35 3 35' 3 35' 3 3 max. In stories h. Conditional Use Standards [RM-3.5 District Only] See Section 19-309 3. Residential Developments, Various11 a. Patio Home Development Endnote 11 1. Development tract requirements a. Tract Acreage, 1 1 1 2 1 min. b. Density 6 , max. 10 10 14 17 21 21 Endnote 6 (dwellings/acre) c. Front setbacks, 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 Endnote 2 7 Page 108 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) DISTRICTS R-20 R-12 RM-1 RM-2 RM-3 RM-3.5 RM-4 Reference R-7 MH USE min. for overall site d. Side setbacks, 10' 10' 10' 10' 10' 10' min. for overall site 10' 10' 10' 10' 10' 10' e. Structure spacing, 1-story 1-story 1-story 1-story 1-story 1-story side 16' 16' 16' 16' 16' 16' 2-story 2-story 2-story 2-story 2-story 2-story f. Rear setbacks, 15' 15' 15' 15' 15' 15' min. for overall site g. Structure spacing, 30' 30' 30' 30' 30' 30' rear h. Dwelling 2 2 3 3 4 2 occupancy, max. i. Structure height, 35' 3 35' 3 35' 3 35' 3 35' 3 3 max. 2. Development requirements for individual lots a. Lot area per dwelling 3,000’ 4,000' 4,000' 3,000' 2,500' 2,000' Endnote 7 unit7 7 , min. 2,000’ (square footage) b. Lot width at front None None None None None None building line, min. c. Front setbacks, 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 min. 5' 5' 5' 5' 5' 5' d. Side setbacks, 1-story 1-story 1-story 1-story 1-story 1-story min. 8' 8' 8' 8' 8' 8' 2-story 2-story 2-story 2-story 2-story 2-story e. Rear setbacks, 15' 15' 15' 15' 15' 15' min. f. Dwelling 2 2 3 3 4 3 occupancy, max. g. Structure height, 35' 3 35' 3 35' 3 35' 3 35' 3 3 max in stories See Section 3. Conditional Use Standards [RM-1, RM-2, RM-3, & RM-4 Districts Only] 19-305 See Section 4. Conditional Use Standards [RM-3.5 District Only] 19-309 See Section 5. Conditional Use Standards [R-7, MH, RM-1, RM-2, RM-3, & RM-4 Districts Only] 19-305 See Section 6. Conditional Use Standards [RM-3.5 District Only] 19-309 b. Zero-Lot-Line Development Endnote 11 1. Development requirements for individual lots a. Lot width at front None None None None None building line, min. b. Lot area per dwelling unit 7 , 4,000' 4,000' 3,000' 2,500' 2,000' Endnote 7 min. 8 Page 109 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) DISTRICTS R-20 R-12 RM-1 RM-2 RM-3 RM-3.5 RM-4 Reference R-7 MH USE (square footage) c. Front setbacks, 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 Endnote 2 min. 0'/5' 0'/5' 0'/5' 0'/5' 0'/5' d. Side setbacks 8 , 1-story 1-story 1-story 1-story 1-story Endnote 8 min. 0'/8' 0'/8' 0'/8' 0'/8' 0'/8' 2-story 2-story 2-story 2-story 2-story e. Rear setbacks, 15' 15' 15' 15' 15' min. f. Dwelling 2 2 3 3 4 occupancy, max. g. Structure height, 35' 3 35' 3 35' 3 35' 3 35' 3 max in stories See Section 2. Conditional Use Standards [RM-1, RM-2, RM-3, & RM-4 Districts] 19-305 3. Conditional Use Standards [RM-3.5 District Only] See Section 19-309 c. Conservation Development Endnote 11 See Section 1. Conditional Use Standards [R-7, MH, RM-1, RM-2, RM-3, & RM-4] 19-305 2. Conditional Use Standards [RM-3.5 District Only] 9 Endnote 9 See Section 3. Special Exception Standards [R-20 & R-12 Districts Only] 19-305 d. Townhouse Development Endnote 10 1. Development tract requirements a. Tract area required, NA 2 NA NA min.(acres) b. Density, max. (dwelling 21 29 29 29 units/acre c. Front 25'/15' 25'/15' setbacks, min. 25'/15' 2 25’/15’2 Endnote 2 2 2 for overall site d. Side 0' 0' 0' 0' setbacks, min. interior; interior; interior; interior; for overall site 15' 15' 15' 15' exterior exterior exterior exterior e. Rear setbacks, min. 15' 15' 15' 15' for overall site 9 Page 110 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) DISTRICTS R-20 R-12 RM-1 RM-2 RM-3 RM-3.5 RM-4 Reference R-7 MH USE f. Impervious surface 60% 60% 60% 60% coverage, max. g. Open space requirements, 25% 25% 25% 25% min h. Common open space 3% 4% 4% 4% requirements, min. i. Building 30' 30' 30' 30' spacing, min. j. Dwelling 3 3 4 4 occupancy, max k. Structure height, max 40’ 3 40’ 3 40’ 3 3 Stories 2. Development requirements for individual lots/dwellings a. Lot area, 3,500 3,500 3,500 2,000 1,500 1,500 1,500 min(square footage) b. Front See Section Setbacks, min 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 25'/15' 2 19-304 Endnote 2 c. Side 0' 0' 0' 0' 0' 0' 0' interior; interior; interior; interior; interior; interior; interior; setbacks, min. 15' 15' 15' 15' 15' 15' 15' exterior exterior exterior exterior exterior exterior exterior d. Rear setbacks, min. 15' 15' 15' 15' 15' 15' 15' e. Dwelling 2 2 2 3 3 4 2 occupancy, max f. Structure height, max 3 3 3 40’ 3 40’ 4 40’ 4 3 Stories See Section 3. Conditional Use Standards [RM-3 & RM-4 Districts Only] 19-305 See Section 4. Conditional Use Standards [RM-3.5 District Only] 19-310 e. Multi-Family Development Endnote 11 1. Development tract requirements a. Tract area required, min. 2 (acres) 10 Page 111 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) DISTRICTS R-20 R-12 RM-1 RM-2 RM-3 RM-3.5 RM-4 Reference R-7 MH USE b. Lot width at front building line, 80' 80' 80' 80’ min. c. Density, max. See See Section 18 Section 56 40 (bedrooms/acre) 19-311 19-311 d. Impervious surface coverage, 60% 60% 60% 60% max. e. Open space 25% 25% 25% 25% requirements, min. f. Common open space 3% 4% 4% 4% requirements, min. g. Building 30' 30' 30' 30' spacing, min. h. Front setbacks, 15' 15' 15' 15' min. (exterior) i. Side setbacks, 15' 15' 15' 15' min. (exterior) j. Rear setbacks, 25' 25' 25' 25' min. (exterior) k. Dwelling 3 4 4 2 occupancy, max. l. Structure height, See See Section 40' 3 Section 40' 4 3 max in stories 19-311 19-311 2. Development requirements for individual lots Lot area, min. 8,000’ 8,000’ 8,000’ 6,000’ 3,000 3,000’ 7,000 (square footage) Lot width at front 60’ 60’ 60’ 50’ 40’ 40’ NA building line, min. Front setbacks, min. 25’/15’2 25’/ 15’2 25’/15’2 25’/ 15’2 25’/15’2 25’/ 15’2 10’ Side setbacks, min. 8’ 8’ 8’ 5’ 5’ 5’ 8’ Rear setbacks, min. 15 15’ 15’ 15’ 15’ 15’ 8’ Dwelling occupancy 2 2 2 3 3 4 2 10) Structure height, max. 3 3 3 4 NA 5 3 In stories Lot area coverage, max. (percentage) f. Affordable Zoning Board to set Housing Developments dimensional standards 11 Page 112 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) DISTRICTS R-20 R-12 RM-1 RM-2 RM-3 RM-3.5 RM-4 Reference R-7 MH USE 1. All Dimensional All Dimensional Standards set by the BZA in conformance with the Special Exemption Standards Standards 4. Group Homes a. Group Home 1. Lot area, min. 1 1 1 1 1 1 1 1 1 (acres) 2. Lot width at front building line, 150' 150' 150' 150' 150' 150' 150' 150' 150' min. 3. Front setbacks, 40' 40' 40' 40' 40' 40' 40' 40' 40' min. 4. Side setbacks, 40' 40' 40' 40' 40' 40' 40' 40' 40' min. 5. Rear setbacks, 40' 40' 40' 40' 40' 40' 40' 40' 40' min. 6. Structure height 35' 35' 35' 35' 35' 35' 35' 35 35 , max. 7. Impervious surface coverage, 30% 30% 30% 30% 30% 30% 30% 30% 30% max. See Section 8. Conditional Use Standards [RM-3, RM-3.5, & RM-4 Districts only] 19-305 See Section 9. Special Exception Standards [R-20, R-12, R-7, MH, RM-1, & RM-2 Districts only] 19-305 b. Group Home for the Care of Individuals with Physical Handicaps and/or Special Needs Subject to the requirement s of SC Code of 1. Conditional Use Standards [RM-3, RM-3.5, & RM-4 Districts only] Laws, Section 6- 29-770, is and if amended Subject to the requirement s of SC Code of 2. Special Exception Standards [R-20, R-12, RM-1, & RM-2 Districts only] Laws, Section 6- 29-770, as and if amended B. OTHER USES 1. Amenity and Support Uses Serving a Neighborhood or Residential Complex a. Private Recreational Facilities Serving a Neighborhood or Residential Complex 12 Page 113 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) 1. Lot area, min. 20,000' 12,000' 7,500' 7,500' 7,500' 7,500' 6,000' 6,000' 6,000' (square footage) 2. Lot width at front setback line, 100' 80' 60' 60' 60' 60' 50' 50' 50' min. 3. Front setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 4. Side setbacks, 10' 10' 10' 10' 10' 10' 10' 10' 10' min. 5. Rear setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 6. Structure height 35' 35' 35' 35' 35' 35' 35' 35' 35' , max. 7. Lot area 45% 45% coverage, max. See Section 8. Conditional Use Standards for New Developments [All Residential Districts] 19-305 9. Special Exception Standards for Facilities Serving an Existing Development/Neighborhood Not Previously Deeded to See Section a Homeowners Association [All Residential Districts] 19-305 b. Storage of Watercraft and Utility Trailers on Commonly Owned Property See Section 1. Conditional Use Standards [RM-3, RM-3.5, and RM-4 Districts only] 19-305 c. Management Office Serving a Duplex, Townhouse, or Multi-family Development See Section 1. Conditional Standards [RM-1, RM-2, RM-3, RM-3.5, and RM-4 Districts] 19-304-A.3. 2. Public Utilities a. Electric Power Generation, Transmission and Distribution (Minor) 1. Front setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 2. Side 25' 25' 25' 25' 25' 25' 25' 25' 25' setbacks, min. 3. Rear setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 4. Structure height 35' 35' 35' 35' 35' 35' 35' 35' 35' , max. b. Natural Gas Distribution (Minor) 1. Front setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 2. Side setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 3. Rear setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 4. Structure height, 35' 35' 35' 35' 35' 35' 35' 35' 35' max. c. Water, Sewage and Other Systems (Major), including water towers but excluding treatment facilities 1. Front setbacks, 50' 50' 50' 50' 50' 50' 50' 50' 50' min. 2. Side setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 3. Rear setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 13 Page 114 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) 4) Structure height Set by the Zoning and Codes Administrator upon receipt and review of the Project Engineer's Report max. See Section 5. Conditional Use Standards [All Districts] 19-305 d. Water, Sewage and Other Systems (Minor), including pump/lift stations 1. Front setbacks, 50' 50' 50' 50' 50' 50' 50' 50' 50' min. 2. Side setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 3. Rear setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 4) Structure height 35' 35' 35' 35' 35' 35' 35' 35' 35' max. 3. Public Services a. Telecommunication Facilities See ARTICLE 1) Special Exception Conditions [All Residential Districts] VI. DIVISION 3. 4. Nursing Residential Care Facilities a. Nursing Care Facilities 1. Lot area, min. 2 2 2 2 (acres) 2. Lot width at front building line, 150' 150' 150' 150' min. 3. Front setbacks, 50' 50' 50' 50' min. 4. Side setbacks, 25' 25' 25' 25' min. 5. Rear setbacks, 40' 40' 40' 40' min. 6.Structure height, 35' 3 35' 3 40' 4 3 max in stories See Section 7. Conditional Use Standards [RM-3, RM-3.5, & RM-4 Districts Only] 19-305 b. Community Care Facilities for the Elderly 1. Lot area, min. 1 1 1 1 1 1 (acres) 2. Lot area per dwelling unit 7 , 4,000' 4,000' 4,000' 4,000' 4,000' 4,000' Endnote 7 min. (square footage) 3. Density 6 , max. 11 11 14 17 21 11 Endnote 6 (dwellings/acre) 4. Lot width at front building line, 100' 100' 100' 100' 100' 100' min. 5. Front setbacks, 25' 25' 25' 25' 25' 25' min. 6. Side setbacks, 10' 10' 10' 10' 10' 10' min. 14 Page 115 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) 7. Rear setbacks, 25' 25' 25' 25' 25' 25' min. 8. Structure heigh 35' 35' 35' 35' 35' 35' t, max. 9. Residential occ 2 2 3 4 4 2 upancy, max. See Section 10. Conditional Use Standards [RM-1, RM-2, RM-3, RM-3.5, & RM-4 Only] 19-305 5. Educational Services a. Kindergarten (with Academic Program) and Elementary & Secondary Schools 1. Lot area, min. 5 5 5 5 5 5 5 5 5 (acres) 2. Front setbacks, 50' 50' 50' 50' 50' 50' 50' 50' 50' min. 3. Side setbacks, 50' 50' 50' 50' 50' 50' 50' 50' 50' min. 4. Rear setbacks, 50' 50' 50' 50' 50' 50' 50' 50' 50' min. 5. Structure heigh 40' 40' 40' 40' 40' 40' 40' 40 40' t, max. 6. Impervious surface 30% 30% 30% 30% 30% 60% 60% 60% 30% coverage, max. See Section 7. Conditional Use Standards [RM-3.5 District Only] 19-305 See Section 8. Special Exception Standards [R-20, R-12, R-7, MH, RM-1, RM-2, RM-3, RM-4 Districts Only] 19-305 6. Religious, Civic, and Similar Organizations a. Religious Organizations 1. Lot area, min. 3 3 3 3 3 1.5 1.5 1.5 3 (acres) 2. Front 50' 50' 50' 50' 50' 25' 25' 25' 50' Endnote 10 setbacks 10 , min. 3. Side 50' 50' 50' 50' 50' 15' 15' 15' 50' Endnote 10 setbacks 10 , min. 4. Rear 50' 50' 50' 50' 50' 30' 30' 30' 50' Endnote 10 setbacks 10 , min. 5. Structure heigh 40' 3 40' 3 3 40' 3 40' 3 40' 3 40' 3 40' 3 40' t, max in stories 6. Open space 20% 20% 20% 20% 20% 20% 20% 20% 20% requirement, min. See Section 7. Conditional Use Standards for Expansion of Existing Religious Organizations (expansion on existing land) [All Districts] 19-305 8. Conditional Use Standards for Religious Organizations (expansion of land assemblage of existing religious organization) [All See Section RM Districts] 19-305 9. Special Exception Standards for Religious Organizations (expansion of land assemblage of existing religious organization) [R- See Section 20 & R-12 Districts Only] 19-305 See Section 10. Special Exception Standards for New Religious Organizations [All Residential Districts] 19-305 7. Public Recreational Facilities a. Public Recreational Facilities, Passive 1. Front setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 15 Page 116 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) 2. Side setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 3. Rear setbacks, 25' 25' 25' 25' 25' 25' 25' 25' 25' min. 4. Structure heigh t, max. (excluding lighting 15' 15' 15' 15' 15' 15' 15' 15' 15' See ARTICLE structures/poles which are subject to ARTICLE IX) b. Public Recreational Facilities, Active 1. Front setbacks, 50' 50' 50' 50' 50' 50' 50' 50' 50' min. 2. Side setbacks, 50' 50' 50' 50' 50' 50' 50' 50' 50' min. 3. Rear setbacks, 50' 50' 50' 50' 50' 50' 50' 50' 50' min. 4. Structure heigh t, max. (excluding lighting See ARTICLE 40' 40' 40' 40' 40' 40' 40' 40 40 structures/poles X which are subject to ARTICLE IX) See Section 5. Conditional Use Standards [All RM Districts] 19-305 See Section 6. Special Exception Standards [R-20 & R-12 Districts Only] 19-305 8. General Government a. Library, Public 1. Building size, max. (gross floor 4,000' 4,000' 4,000' 4,000' area) 2. Front 50' 50' 50' 50' setbacks, min. 3. Side setbacks, 50' 50' 50' 50' min. 4. Rear setbacks, 50' 50' 50' 50' min. 5. Structure heigh 40' 40' 40' 40' t, max. See Section 6. Conditional Use Standards [RM-3.5 District only] 19-305 See Section 9. Special Exception Conditions [R-20, R-12, R-7, RM-1, RM-2, RM-3, RM-4 Districts Only] 19-305 10. Other Services a. Cemetery (excluding Crematory) 1. Lot area, min. 2 2 2 2 2 1 1 1 (acres) 2. Lot width at front building line, 250' 250' 250' 250' 250' 250' 250' 250' min. 16 Page 117 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) 3. Front setbacks, min. (including 25' 25' 25' 25' 25' 25' 25' 25' graves) 4. Side setbacks, min. (including 10' 10' 10' 10' 10' 10' 10' 10' graves) 5. Rear setbacks, min. (including 10' 10' 10' 10' 10' 10' 10' 10' graves) 6.Structure height, 15' 15' 15' 15' 15' 15' 15' 15' max. See Section 7. Special Exception Standards [All Residential Districts] 19-305 No more than one principal use structure shall be permitted per lot with the exception of permitted accessory apartment or guest cottage per Section 19-305 C.1 or 19-303 C.12. 2The front setback shall be 25 feet unless rear yard parking or rear alleys loading driveways are provided. In such cases, the front setback may be reduced to 15 feet. 3 The rear yard setback for properties abutting lands owned by the US Army Corps of Engineers shall be five feet. 4 For parcels containing less than one acre, the maximum lot area coverage shall be 40 percent. For lots equal to or over one acre, the maximum lot area coverage shall be 30 percent. See Section 19-107 for definition of lot area coverage. 5 No identical homes shall be side by side. Adjacent homes must have different architecture. A variation of roofing material, siding material or color alone does not fulfill this requirement. 6 Maximum density calculations shall be applied for detached, single-household horizontal property regimes/condominium developments or if the property shall be owned and managed by a single legal entity. 7 Minimum lot area shall apply for developments subdivided as fee simple lots. 8 Side setback on the "zero side" shall be measured at the drip-line of the roof overhang. The entire structure must be contained on the lot containing the zero-lot-line structure. 9 Base development standards for all uses shall be used as the conditional standards for conservation developments in the RM-3.5 District. 10 The minimum setbacks for new structures serving a religious organization established before July 1, 1998 shall be 25 feet on the front, 25 feet on the side, and 40 feet on the rear. 11 All residential developments of 3 or more units shall adhere to the design standards established in Table 19-1110-2.d. Exterior Building Design - Facade Design of Duplexes and Residential Developments, Various (Ord. No. CC-2014-05, § 1, 8-18-14; Ord. No. CC-2015-24, 7-20-15; Ord. No. CC-2016-19, 7-5-16; Ord. No. CC-2017-02, 2-20-17; Ord. No. CC-2021-24, 10/04/2021; Ord. No. CC-2022-02, 01/03/2022); Ord No. CC-202X-XX, XX/XX/XXXX ARTICLE III. DIVISION 2. CONDITIONAL USE AND SPECIAL EXCEPTION STANDARDS FOR RESIDENTIAL DISTRICT 19-305 Conditional Use and Special Exception Standards for Residential Districts RESIDENTIAL USES 17 Page 118 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) 1. Single-Family Residential Dwelling a. Single-Family Dwelling 1. Conditional use standards [RM-3.5 District Only]: See Sections 19-307, 19- 308 b. Manufactured Home 1. Conditional Use Standards [RM-2 District Only] a. No more than one manufactured housing unit per lot. b. Units shall be placed on permanent foundation supports of concrete or other suitable material adequate for the load. c. Mobile features shall be removed and underpinning or skirting shall be installed around the entire unit. 2. Two-Family Residential Dwelling a. Duplex Dwelling 1. Conditional Use Standards [RM-3.5 District Only] : See Section 19-309 2. Conditional Use Standards [ R-7, Districts Only] a. For Duplexes with front loading garages onto a public street, the garage shall comprise less than 50% of the individual dwelling's width. b. One upper story tree shall be required along the front property line of the Duplex for every 50 feet of street frontage. i. The required street trees must be indicated on the landscape plan; and ii. New trees planted to meet this requirement shall be a minimum two inch caliper. c. Parallel parking shall be designed as part of new streets and may be permitted subject to approval by City Council on existing city-owned streets. d. Underground utilities shall be provided on the lot and the adjacent Right of Way. This can be waived with or without conditions by the Zoning Official if this is unfeasible for a reason such as the utilities in question are a Transmission line. e. Board of Architectural Review (BAR) approval is required for all developments. Homes must conform to the Architectural Styles as depicted in Appendix A or to architectural style of an extraordinary quality approved by the BAR. Homes shall be designed to look like a large signal family home f. If driveway access is to the front of the unit’s driveways, it shall be separated by a minimum 10ft wide landing area with a tree. 18 Page 119 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) g. A wall or fence shall be erected to screen the view of any utility equipment from the public right-of-way or sidewalk, except however, the Board of Architectural Review may approve a landscaped hedge sufficient to achieve the required visual screening. h. Homes shall have a minimum of two bushes and one tree planted in its yard. i. A parking area can hold no more than two cars unless they are in the rear of the building where they can hold a maximum of 6 cars without a separation of a 10 ft wide parking island with a tree planted in it. j. Underground utilities shall be provided on the lot and the adjacent Right- of- Way. This can be waived with or without conditions by the Zoning Official if this is unfeasible for a reason such as the utilities in question are a Transmission line. 3. Conditional Use Standards [RM-1, RM-2, RM-3, RM-4 & MH Districts Only] a. For Duplexes with front loading garages onto a public street, the garage shall comprise less than 50% of the individual dwelling's width. b. One upper story tree shall be required along the front property line of the Duplex for every 50 feet of street frontage. i. The required street trees must be indicated on the landscape plan; and ii. New trees planted to meet this requirement shall be a minimum two inch caliper. c. Parallel parking shall be designed as part of new streets and may be permitted subject to approval by City Council on existing city-owned streets. d. Underground utilities shall be provided on the lot and the adjacent Right- of- Way. This can be waived with or without conditions by the Zoning Official if this is unfeasible for a reason such as the utilities in question are a Transmission line. e. Board of Architectural Review (BAR) approval is required for all developments. Homes must conform to the Architectural Styles as depicted in Appendix A or to architectural style of an extraordinary quality approved by the BAR. Homes shall be designed to look like a large single family home. f. If driveway access is to the front of the unit’s driveways, it shall be separated by a minimum 10ft wide landing area with a tree. g. Houses with roof overhangs are allowed to encroach into required setbacks up to a maximum of 36 inches. h. Tract Developments must provide open space as follows: 19 Page 120 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) i. For projects involving the creation of 10 or less units a minimum of 10 percent of the area shall be open space with no less than 4 percent being common open space as defined by the ordinance; ii. For projects involving the creation of 11 to 20 units less than 5 acres, a minimum of 15 percent of the area shall be open space with no less than 4 percent being common open space as defined by the ordinance; iii. For projects involving the creation of 21 or more units greater than five acres, a minimum of 25 percent of the site shall be open space with no less than 5 percent being common open space as defined by the ordinance; and iv. No construction, clearing, grubbing or other land disturbance shall be permitted in the areas set aside to fulfill the open space requirement unless otherwise approved in writing by the Zoning & Codes Administrator prior to any such activity. v. A wall or fence shall be erected to screen the view of any utility equipment from the public right-of-way or sidewalk, except however, the Board of Architectural Review may approve a landscaped hedge sufficient to achieve the required visual screening. i. Shared parking for residents or guests shall be located behind the rear building line of structures facing the public right-of-way and shall be subject to landscape requirements for vehicular use areas and shall have established a long-term maintenance by a homeowners association or management organization. j. A parking area can hold no more than two cars unless they are in the rear of the building where they can hold a maximum of 6 cars without a separation of a 10 ft wide parking island with a tree planted in it. k. Parallel parking shall be designed as part of new streets within the development and may be permitted subject to approval by City Council on existing city-owned streets. l. Projects with side or rear yards directly abutting an R-20 or R-12 District shall provide a 10' buffer-yard with a 6' to 8' wood or masonry fence along the common property line. Properties separated by a publicly owned alley shall be required to meet this requirement. m. The primary entrance of each building shall accommodate pedestrian access from the street(s) and parking lots by the provision of sidewalks that connect shared parking lots to the dwellings and to the adjacent public right-of-way. If an existing sidewalk along the public right-of-way does not currently exist, one shall be provided spanning the entire length of the property's frontage. n. Detached garages must be located behind the front building line and must utilize architectural design and materials consistent with the 20 Page 121 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) principal structures. Garages integrated into the primary façade of the structure shall comprise less than 50% of the width of that. o. No homes of the same Architectural Style shall be side by side. Adjacent homes must have different architecture. A variation of roofing material, siding material or color alone does not fulfill this requirement. p. For Tract Development prior to the issuance of a certificate of occupancy for any structure within the development, an executed copy of deed restrictions including provisions for long-term property maintenance shall be provided to the City Zoning & Codes Administrator. q. For developments with onsite resident property manager, the manager shall be responsible for providing day-to-day oversight of the development, including compliance with zoning occupancy limits, keeping the site maintained and free of trash, and serving as a point of contact for both the residents and the City Zoning & Codes Administrator regarding issues as they arise. r. Homes shall have a minimum of two bushes and one tree planted in its yard. s. Dog Waste Stations must be provided and maintained for all developments allowing the residents to have dogs. If required, dog waste stations will be provided at a ratio of 1 per every 100 beds. 3. Residential Developments, Various a. Patio Home and Zero-Lot-Line Development 1. Conditional Use Standards [R-7, MH, RM-1, RM-2, RM-3, & RM-4 Districts Only] b. A minimum of one acre shall be required for any patio home or zero-lot-line development. Board of Architectural Review approval is required for all developments. Homes must conform to the Architectural Styles as depicted in Appendix A or to architectural style of an extraordinary quality approved by the BAR. c. Houses with roof overhangs are allowed to encroach into required setbacks up to a maximum of 36 inches. c. Developments must provide open space as follows: i. For projects involving the creation of 10 or less units, a minimum of 10 percent of the area shall be open space with no less than 4 percent being common open space as defined by the ordinance; 21 Page 122 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) ii. For projects involving the creation of 11 to 20 units less than 5 acres, a minimum of 15 percent of the area shall be open space with no less than 4 percent being common open space as defined by the ordinance; iii. For projects involving the creation of 21 or more units greater than five acres, a minimum of 25 percent of the site shall be open space with no less than 5 percent being common open space as defined by the ordinance; and iv. No construction, clearing, grubbing or other land disturbance shall be permitted in the areas set aside to fulfill the open space requirement unless otherwise approved in writing by the Zoning & Codes Administrator prior to any such activity. d. A wall or fence shall be erected to screen the view of any utility equipment from the public right-of-way or sidewalk, except however, the Zoning & Codes Administrator Board of Architectural Review may approve a landscaped hedge sufficient to achieve the required visual screening. e. For any zero-lot-line lot, a minimum five foot wide maintenance easement shall be placed on the adjacent lot sharing the zero setback to enable the property owner to locate the house on the zero side yard setback side. f. Shared parking for residents or guests shall be located behind the rear building line of structures facing the public right-of-way and shall be subject to landscape requirements for vehicular use areas and shall have established a long-term maintenance by a homeowners association or management organization. g. Parallel parking shall be designed as part of new streets within the development and may be permitted subject to approval by City Council on existing city-owned streets. h. Projects with side or rear yards directly abutting an R-20 or R-12 District shall provide a 10' buffer-yard with a 6' to 8' wood or masonry fence along the common property line. Properties separated by a publicly owned alley shall be required to meet this requirement. i. The primary entrance of each building shall accommodate pedestrian access from the street(s) and parking lots by the provision of sidewalks that connect shared parking lots to the dwellings and to the adjacent public right-of-way. If an existing sidewalk along the public right-of-way does not currently exist, one shall be provided spanning the entire length of the property's frontage. j. Detached garages must be located behind the front building line and must utilize architectural design and materials consistent with the principal structures. Garages integrated into the primary façade of the structure shall comprise less than 50% of the width of that k. No identical homes No homes of the same Architectural Style shall be side by side. Adjacent homes must have different architecture. A variation of roofing material, siding material or color alone does not fulfill this requirement. 22 Page 123 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) l. Underground utilities shall be provided on the lot and the adjacent Right-of-Way. This can be waived with or without conditions by the Zoning Official if this is unfeasible for a reason such as the utilities in question are a Transmission line. m. Single-family residential developments in the RM-3.5 District, including Patio Home and Zero-Lot-Line Developments, that utilize single-family lot configurations shall meet the requirements described in ARTICLE III, DIVISION 3. n. Prior to the issuance of a certificate of occupancy for any structure within the development, an executed copy of deed restrictions including provisions for long- term property maintenance shall be provided to the City Zoning & Codes Administrator. o. The onsite resident property manager shall be responsible for providing day-to- day oversight of the development, including compliance with zoning occupancy limits, keeping the site maintained and free of trash, and serving as a point of contact for both the residents and the City Zoning & Codes Administrator regarding issues as they arise. p. Vinyl siding or vinyl faux stone or brick shall not be permitted. q. Homes shall have windows on all sides. Any street-facing façade shall have at least two windows. r. Homes shall have a minimum of two bushes and one tree planted in its yard. s. Dog Waste Stations must be provided and maintained for all developments allowing the residents to have dogs. If required, dog waste stations will be provided at a ratio of 1 per every 100 beds. t. A parking area can hold no more than two cars unless they are in the rear of the building where they can hold a maximum of 6 cars without a separation of a 10 ft wide parking island with a tree planted in it. u. An upper story tree will be required every 50 ft of street frontage. b. Conservation Development (No changes) … c. Townhouse Development 1. Conditional Use Standards [MH, RM-3 & RM-4 Districts Only] a. Buildings housing a series of townhouse units having a width of over 80 feet a maximum length of 120 feet shall be constructed to look like a series of attached buildings or units. have a change in plane or significant architectural detail for each 40 feet of unbroken plane having a minimum depth of five feet. b. Buildings housing a series of townhouse units having a maximum length exceeding 120 feet shall have a change in plane or significant architectural detail for each 40 feet of unbroken plane having a minimum depth of five feet with a shall have a significant feature such as a courtyard 23 Page 124 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) or plaza incorporated into the façade's overall length. The plaza or courtyard shall have a minimum depth of 20' in depth and 20' in width. In no case shall an individual building exceed 200' in length. c. Doors that operate as sliding-glass doors shall not be permitted on the front public-street frontages. d. For townhouses with front loading garages onto a public street, the garage shall comprise less than 50% of the individual dwelling's width. e. Detached garages serving multiple townhouses shall comply with the requirements of Section 19-305, Table 19-305C.9. f. Driveways and walkways accessing individual townhouses shall be separated by landscaped strips at least 3' in width. g. One upper story tree shall be required along the front property line of the townhouses for every 20 50 feet of street frontage. i. The required street trees must be indicated on the landscape plan; and ii. New trees planted to meet this requirement shall be a minimum two inch caliper. h. Parallel parking shall be designed as part of new streets and may be permitted subject to approval by City Council on existing city-owned streets. i. Underground utilities shall be provided on the lot and the adjacent Right-of- Way. This can be waived with or without conditions by the Zoning Official if this is unfeasible for a reason such as the utilities in question are a Transmission line. j. Prior to the issuance of a certificate of occupancy for any structure within the development, an executed copy of deed restrictions including provisions for long-term property maintenance shall be provided to the City Zoning & Codes Administrator. k. Dog Waste Stations must be provided and maintained for all developments allowing the residents to have dogs. If required, dog waste stations will be provided at a ratio of 1 per every 100 beds. l. Board of Architectural Review approval is required for all developments. Homes must conform to the Architectural Styles as depicted in Appendix A or to architectural style of an extraordinary quality approved by the BAR. m. Where feasible, townhouses must be ally loaded. If driveway access is to the front of the unit’s driveways will be separated by a minimum 10ft wide landing area with a tree. n. A parking area can hold no more than two cars unless they are in the rear of the building where they can hold a maximum of 6 cars without a separation of a 10 ft wide parking island with a tree planted in it. o. An upper story tree will be provided every 50 ft of street frontage. 24 Page 125 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) 2. Conditional Use Standards [R-7, RM-1 & RM-2 Districts Only] a. Townhouse units shall be constructed to look like a series of attached buildings or unit. b. Buildings housing a series of townhouse units having a maximum length of 135 feet. c. Doors that operate as sliding-glass doors shall not be permitted on the front public-street frontages. d. For townhouses with front loading garages onto a public street, the garage shall comprise less than 50% of the individual dwelling's width. e. Detached garages serving multiple townhouses shall comply with the requirements of Section 19-305, Table 19-305C.9. f. Driveways and walkways accessing individual townhouses shall be separated by landscaped strips at least 3' in width. g. One upper story tree shall be required along the front property line of the townhouses for every 50 feet of street frontage. i. The required street trees must be indicated on the landscape plan; and ii. New trees planted to meet this requirement shall be a minimum two inch caliper. h. Parallel parking shall be designed as part of new streets and may be permitted subject to approval by City Council on existing city-owned streets. i. Underground utilities shall be provided on the lot and the adjacent Right-of- Way. This can be waived with or without conditions by the Zoning Official if this is unfeasible for a reason such as the utilities in question are a Transmission line. j. Prior to the issuance of a certificate of occupancy for any structure within the development, an executed copy of deed restrictions including provisions for long-term property maintenance shall be provided to the City Zoning & Codes Administrator. k. Dog Waste Stations must be provided and maintained for all developments allowing the residents to have dogs. If required, dog waste stations will be provided at a ratio of 1 per every 100 beds. l. Board of Architectural Review approval is required for all developments. Homes must conform to the Architectural Styles as depicted in Appendix A or to architectural style of an extraordinary quality approved by the BAR. m. Where feasible, townhouses must be ally loaded. If driveway access is to the front of the unit’s driveways will be separated by a minimum 10ft wide landing area with a tree. n. A parking area can hold no more than two cars unless they are in the rear of the building where they can hold a maximum of 6 cars without a separation of a 10 ft wide parking island with a tree planted in it. 25 Page 126 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) o. An upper story tree will be provided every 50 ft of street frontage. 3. Conditional Use Standards [RM-3.5 District Only]: See Section 19-310 d. Multi-Family Development 1. Conditional Use Standards [RM-3 & RM-4 Districts Only] a. A bus stop or turnaround designed to meet the operational specifications of the Clemson Area Transit System (CAT) shall be provided if required by the CAT depending on availability of service; b. Facilities adequate to support the provision of household recycling services shall be provided to serve the development if required by the Department of Public Works; and c. Underground utilities shall be provided on the lot and the adjacent Right-of- Way. This can be waived with or without conditions by the Zoning Official if this is unfeasible for a reason such as the utilities in question are a Transmission line. d. For structures over 24' in height, the façade shall be designed to present a top, middle, and bottom story as described in ARTICLE XI, Table 19- 1110.2.d. e. Multi-family buildings that face the street shall orient the front door to face the street or a central courtyard. All entries shall be made visually prominent and receive architectural emphasis such as a recessed entry, corner entry, projecting feature such as a porch, canopy or articulated lintels, or a framing feature such as pilasters or columns. f. Buildings having a length of 120 feet or less shall have a change in plane or significant architectural detail for each 40 feet of unbroken plane having a minimum depth of five feet. g. Buildings having a maximum length exceeding 120 feet in length shall have a change in plane or significant architectural detail for each 40 feet of unbroken plane having a minimum depth of five feet with a significant feature such as a courtyard or plaza incorporated into the façade's overall length. The plaza or courtyard shall have a minimum depth of 20' in depth and 20' in width. In no case shall an individual building exceed 200' in length. h. Doors that operate as sliding-glass doors shall not be permitted on the front public-street frontages. i. At least 15% of the total wall area of the front facades of any multi-family structures shall be composed of transparent glass and a minimum of 15% of the front facades shall incorporate materials or paint schemes that contrast to those used for the primary coverage. j. No outdoor grills, bicycles, or other personal items of the tenants shall be stored on front porches or balconies other than outdoor furniture designed for 26 Page 127 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) that purpose. No flags, towels, clothing or other similar items may be displayed or hung to dry from any balcony visible from adjacent properties or the public right-of-way. k. Prior to the issuance of a certificate of occupancy for any structure within the development, an executed copy of deed restrictions including provisions for long-term property maintenance shall be provided to the City Zoning & Codes Administrator. l. Dog Waste Stations must be provided and maintained for all developments allowing the residents to have dogs. If required, dog waste stations will be provided at a ratio of 1 per every 100 beds. m. An upper story tree will be provided every 50 ft of street frontage. 2. Conditional Use Standards [MH, RM-1 & RM-2, Districts Only] a. Board of Architectural Review approval is required for all developments. Homes must conform to the Architectural Styles as depicted in Appendix A or to architectural style of an extraordinary quality approved by the BAR. The Building shall be designed to look like a large single family home. b. A parking area can hold no more than two cars unless they are in the rear of the building where they can hold a maximum of 6 cars without a separation of a 10 ft wide parking island with a tree planted in it. c. Facilities adequate to support the provision of household recycling services shall be provided to serve the development if required by the Department of Public Works; and d. Underground utilities shall be provided on the lot and the adjacent Right-of- Way. This can be waived with or without conditions by the Zoning Official if this is unfeasible for a reason such as the utilities in question are a Transmission line. e. Buildings shall not have a width or depth of greater than 80ft in the MH district and a width and depth of no greater than 60ft in the RM-1 and RM-2 districts. f. In the RM-1 and RM-2 District no more than 4 units can be in a building. g. Doors that operate as sliding-glass doors shall not be permitted on the front public-street frontages. h. No outdoor grills, bicycles, or other personal items of the tenants shall be stored on front porches or balconies other than outdoor furniture designed for that purpose. No flags, towels, clothing or other similar items may be displayed or hung to dry from any balcony visible from adjacent properties or the public right-of-way. i. An upper story tree will be provided every 50 ft of street frontage. f. Affordable Housing Developments 1. Special Exemption Standards for (RM-7, RM-1, RM-2, MH, RM-3 and RM-4) 27 Page 128 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) a. Must meet the definition of Affordable Housing Development b. Project must consist of housing types allowed in that zoning district. c. May develop at a density of 150% of what would be allowed in that district. (Example 10 units would be allowed, 15 could be allowed if Affordable Housing Development) d. If 25% of the housing units fall under the definition of Very Low Income Households then it can be developed at a density of 200 % of what would be allowed in that district. e. The BZA must set setbacks, building heights, parking requirements, lot coverage, and open space for the development. The BZA cannot lessen the buffer requirements. The BZA can require additional landscaping and buffers. The BZA cannot increase the allowed occupancy but can decrease allowed occupancy for all or some units. f. The BZA can set the allowed height but cannot exceed 4 stories except in the RM-3 and RM-4 district where up to 5 stories can be allowed. g. The BZA can requires a Traffic Study to help make an assessment of allowed density. h. Affordable units must have deed restriction put in place to keep them affordable for a period of 20 years. i. Affordable units must be monitored by a housing authority recognized by the City of Clemson. 4. Group Homes 1. Group Home a. Special Exception Standards [R-20, R-12, R-7, RM-1, & RM-2 Districts only] AND b. Conditional Use Standards [ MH, RM-3, RM-3.5, & RM-4 Districts only] 1. The maximum occupancy, excluding staff, shall be subject to the following ratio: 1. 12 residents for the first one acre; and 2. One additional resident for every additional 12,000 square feet of area in the parcel to a maximum of 20 residents. b. All parking shall be a minimum of 25 feet from any property line. c. One sign identifying the establishment shall be permitted subject to the following: i. The sign shall not be greater than four square feet in area; ii. No closer than 15 feet to any property; and iii. May be externally illuminated only. d. A 25 foot, type "C" bufferyard shall be provided between the use and adjacent parcels. 28 Page 129 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) e. One upper story tree per 30 lineal feet shall be planted within eight feet of the front property line. f. The use shall not be located closer than 1,000 feet (measured from any property line) from another such use. g. Group homes for young adults transitioning out of foster care shall be licensed as per South Carolina Chapter 14 Statutory Authority: 1981 Code Sections 20-7-2250. h. If new construction, the building must receive Board or Architectural Review approval and the building must conform to the architectural standards as shown in Appendix A. b. Group Home for the Care of Individuals with Physical Handicaps and/or Special Needs 1. Conditional Use Standards [MH,RM-3, RM-3.5, & RM-4] AND 2. Special Exception Standards [R-20, R-12, R-7, RM-1, & RM-2]: Subject to the requirements of SC Code of Laws, Section 6-29-770, as and if amended. a. If new construction, the building must receive Board or Architectural Review approval and the building must conform to the architectural standards as shown in Appendix A. B. Other Uses 1. Amenity and Support Uses Serving a Neighborhood or Residential Complex a. Private Recreational Facilities Serving a Neighborhood or Residential Complex 1. Conditional Use Standards for New Developments Involving the Creation of Individual Lots [All Residential Districts] a. Shall be located on a separately deeded parcel of land designated as common property for the development. b. Parcel of land shall be owned by or titled to the development's Homeowner's Association, Neighborhood Association, or developer of the property. c. All amenities shall be maintained pursuant to a recorded document providing for private maintenance for the life of the amenity. 2. Special Exception Standards for Facilities Serving an Existing Development/Neighborhood Not Previously Deeded to a Homeowners Association [All Residential Districts] a. May be located on a separately deeded parcel of land designated as common property for the development. b. Parcel of land shall be owned by or titled to the development's Homeowner's Association, Neighborhood Association, or developer of the property. 29 Page 130 of 146 FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) c. All amenities shall be maintained pursuant to a recorded document providing for private maintenance for the life of the amenity. b. Storage of Watercraft and Utility Trailers on Commonly Owned Property 1. Conditional Use Standards [MH,RM-3, RM-3.5, and RM-4 Districts only]: See Section 19-908 a. A 25 foot setback shall be required on the placement of watercraft or utility trailers in the storage area along all property lines. b. A 10 foot type "B" bufferyard (see Section 19-908) utilizing evergreen materials for understory trees shall be required along the frontage of the storage area and along any property lines that abut adjacent residential uses. c. No watercraft and/or utility trailers other than those owned by a property owner in the development shall be stored in the common area. d. The Zoning and Codes Administrator may permit the substitution of existing plant material for new material where it is determined adequate screening of the storage area is provided. b. Management Office Serving a Duplex, Townhouse, or Multi-family Development 1. Conditional Standards [MH, RM-1, RM-2, RM-3, RM-3.5, and RM-4 Districts]: See Section 19-304-A.3 a. Management Office shall comply with all site development standards applicable to the type of residential development served. b. Management Office shall serve onsite units only. 2. Public Utilities a. Water, Sewage and Other Systems (Major), including water towers but excluding treatment facilities 1. Conditional Use Standards [All Districts]: See Section 19-908. a. Access must be provided from an arterial or collector street. b. A type "A" Bufferyard (see Section 19-908) with a minimum six-foot opaque wall or fence shall be provided along any property line where parking directly abuts a residential use or district. 3. Public Services a. Telecommunication Facilities 1. Special Exception Conditions [All Residential Districts]: See ARTICLE VI, DIVISION 3. 4. Nursing Residential Care Facilities b. Nursing Care Facilities 1. Conditional Use Standards [MH,RM-3, RM-3.5, & RM-4 Districts Only] 30 Page 131 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) a. Documentation of all required state statutory licensing must be submitted prior to permit issuance. b. This use may include dwelling units that are exclusively restricted to visitors, patients, or members of the staff. c. A minimum of one upper story tree, a minimum two inch caliper in size, shall be planted at 30 foot intervals along the entire length of the street frontage of the tract. d. A minimum of 20 percent open space shall be required with no less than three percent common open space. e. Required employee parking shall be provided behind the front building line; however, guest parking may be provided at the front entrance of the principal structure(s). f. Designated areas for loading and unloading clients shall be provided onsite and may be located within the front setback area at the entrance of the principal structure(s). g. An unlit monument sign not exceeding 42 square feet in area may be permitted. h. An externally illuminated wall sign or individually mounted channel letters shall be permitted at the main entrance to the building. The letters shall be no larger than 18 inches in height and shall contain only the name and address of the facility. i. If new construction, the building must receive Board or Architectural Review approval and the building must conform to the architectural standards as shown in Appendix A. b. Community Care Facilities for the Elderly 1. Conditional Use Standards [MH, RM-1, RM-2, RM-3, RM-3.5, & RM-4 Only] a. Management services consistent with the needs of the complex shall be permitted, including meal services and day-to-day support for elder or conveyance care complexes. b. The management office may either be located within a dwelling unit or in a separate structure subject to the dimensional requirements of the district. c. Required employee parking shall be provided behind the front building line; however, guest parking may be provided at the front entrance of the principal structure. d. Documentation of all required state statutory licensing must be submitted prior to permit issuance. e. This use may include dwelling units that are exclusively restricted to visitors, patients, or members of the staff. 31 Page 132 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) f. A minimum of one upper story tree, a minimum two inch caliper in size, shall be planted at 30 foot intervals along the entire length of the street frontage of the tract. g. A minimum of 20 percent open space shall be required with no less than three percent common open space. h. An unlit monument sign not exceeding 42 square feet in area may be permitted. i. An externally illuminated wall sign or individually mounted channel letters shall be permitted at the main entrance to the building. The letters shall be no larger than 18 inches and contain only the name and address of the facility. a. If new construction, the building must receive Board or Architectural Review approval and the building must conform to the architectural standards as shown in Appendix A. 5. Educational Services b. Kindergarten (with Academic Program) and Elementary and Secondary Schools 1. Conditional Use Standards [RM-3.5 District Only] AND 2. Special Exception Standards [R-20, R-12, R-7, MH RM-1, RM-2, RM-3, RM-4 Districts Only]: See Section 19-908 a. Access must be provided from an arterial or collector street. b. All parking shall be provided behind the front building line of the principal structure. c. Designated areas for loading and unloading clients shall be provided onsite and may be located within the front setback area at the entrance of the principal structure(s). d. A type "A" bufferyard (see Section 19-908) shall be provided along any property line where parking directly abuts a residential use or district. 6. Religious, Civic, and Similar Organizations 1. Religious Organizations 1. Conditional Use Standards for Expansion of Existing Religious Organizations (expansion on existing land) [All Districts] a. Any additional parking shall be no closer than 25 feet to any property line. b. No driveway connections shall be allowed onto residential streets having less than 50 feet in right-of-way width. 32 Page 133 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) c. Driveway connections onto residential streets will be permitted subject to the following: i. One two-way driveway connect is not greater than 24 feet in width; or ii. Two one-way driveways not greater than twelve 12 feet in width. d. Designated areas for drop-off and pick-up of passengers shall be provided onsite. e. If landscape buffers as required by ARTICLE XI have not been previously provided, bufferyards shall be required as follows: i. A minimum 10-foot type "A" bufferyard with a six-foot high fence or wall shall be installed along all property lines not fronting a right-of-way where the structure and/or parking is within 50 feet of the property line; and ii. A minimum 10-foot type "A" bufferyard with a three-foot landscaped berm shall be provided along any public right-of-way where parking directly abuts the property line. 2. Conditional Use Standards for Religious Organizations (expansions of land assemblage) [All RM Districts]; 3. Special Exception Standards for Religious Organizations (expansion of land assemblage) [ R-20 and R-12] AND 4. Special Exception Standards for Religious Organizations (new) [All Residential Districts] a. No driveway connections shall be allowed onto residential streets having less than 50 feet in right-of-way width. b. Residential structures shall meet the setback standards of the zoning district. c. Uses shall be in a permanent structure. d. Parking shall be no closer than 25 feet to any property line. e. Driveway connections onto residential streets will be permitted subject to the following: i. One two-way driveway connect is not greater than 24 feet in width; or ii. Two one-way driveways not greater than 12 feet in width. f. Designated areas for drop-off and pick-up of passengers shall be provided onsite. g. In addition to any landscape buffers required by ARTICLE IX, a minimum 10 foot type "A" bufferyard with a three foot landscaped berm shall be provided along any public right-of-way where parking directly abuts the property line. 33 Page 134 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) 7. Public Recreational Facilities 1. Public Recreational Facilities, Active 1. Conditional Use Standards [All RM Districts Only] AND Special Exception Standards [R-20 & R-12 Districts Only]: See Section 19-908 a. A minimum set back 50 feet from all property lines shall apply to all structures, parking, uses, unloading/drop-off areas, equipment, and lighting. b. Solid wall or fence, or vegetative screening adequate to protect adjacent property from noise and light is provided. c. A 10-foot, type "B" bufferyard shall be provided for parcels directly abutting any residentially zoned property. 8. General Government 1. Library, Public 1. Conditional Use Standards [RM-3.5 District only] AND 2. Special Exception Standards [R-20, R-12, R-7, RM-1, RM-2, RM-3, RM- 4 Districts Only]: See Section 19-908 a. Access must be provided from an arterial or collector street. b. All parking shall be provided behind the front building line of the principal structure. c. Areas for client drop-off and pick-up shall be provided onsite. d. An eight foot type "A" bufferyard shall be provided along any property line where parking directly abuts a residential use or district. b. Public Safety Facilities (including Police, Fire and EMS, but excluding Jails And Detention Centers) 1. Conditional Use Standards [RM-3.5 District Only] AND 2. Special Exception Conditions [R-20, R-12, R-7, MH, RM-1, RM-2, RM- 3, RM-4 Districts Only]: See Section 19-908 a. Access must be provided from an arterial or collector street. b. All parking shall be provided behind the front building line of the principal structure. c. An eight foot type "A" bufferyard (see Section 19-908) shall be provided along any property line where parking directly abuts a residential use or district. d. Any fixed training equipment shall be behind the front building line and shall be setback a minimum of 50 feet from any abutting property line. 9. Other Services 1. Cemetery (excluding Crematory) 34 Page 135 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) 1. Special Exception Standards [All RM Districts & MH ]: See Section 19- 908 a. No dwelling unit for a caretaker shall be permitted. b. All grave sites shall be a minimum of 10 feet from a property line. c. One unlit sign may be permitted subject to the following: i. Maximum size shall be six square feet, and ii. Maximum height 10 feet. d. A five-foot type "A" bufferyard (see Section 19-908) with a four to six- foot-high fence or wall shall be maintained along all residential property lines. b. Game Day Parking 1. Conditional Use Standards [All R & RM Districts] a. Acquisition and maintenance of a yearly Special Event Permit, Game Day Parking. b. May be located on a vacant lot if the owner is the same owner as an adjacent lot. c. Retail Store 1. Special Exception Use Standards [All Districts] a. Can utilize existing building, but if new construction, Board of Architectural Review approval is required for all new construction. Building must conform to the Architectural Styles as depicted in Appendix A or to architectural style of an extraordinary quality approved by the BAR. BAR approval needed for all site improvements. b. Hours of operation are limited to 6 am to 9 pm. c. BZA shall determine max and minimum number of parking spaces. d. All lighting must be dark sky compliant. e. Must be located on arterial and major collector roads f. New buildings are limited to 4,000 sq/ft. g. Free standing sign limited to 24 sq/ft h. Wall mounted sign limited to 40 sq/ft i. No signage can be internal lit. j. Wall mounted signs shall be channel letters or made of wood stone or metal faced. k. Free standing sign shall be made of wood, stone, or metal faced. l. Provisions for a loading zone must be addressed m. Provision for a dumpster must be addressed d. Professional Services 35 Page 136 of 146FOR DISCUSSION ONLY Planning Commission Meeting – March 9, 2026 Proposed Text Amendment (Middle Housing) 2. Special Exception Use Standards [All Districts] a. Can utilize existing build, but if new construction, Board of Architectural Review approval is required for all new construction. Building must conform to the Architectural Styles as depicted in Appendix A or to architectural style of an extraordinary quality approved by the BAR. BAR approval needed for all site improvements. b. BZA shall determine ours of operation. c. BZA shall determine max and minimum number of parking spaces. d. All lighting must be dark sky compliant. e. Must be located on arterial and major collector roads f. New buildings are limited to 4,000 sq/ft. g. Free standing sign limited to 24 sq/ft h. Wall mounted sign limited to 40 sq/ft i. No signage can be internal lit. j. Wall mounted sign shall be channel letters or made of wood stone or metal faced. k. Free standing sign shall be made of wood, stone, or metal faced. 36 Page 137 of 146Section 401: Residential Architectural Styles The most memorable towns and neighborhoods are composed of buildings of similar styles or of differing but highly recognizable styles. The Patrick Square site shall take its inspiration from the styles of the nineteenth and early twentieth centuries found in the eastern part of the United States. They are the Carolina, Craftsman, Victorian, Colonial, Greek revival, and Georgian styles. These styles are well suited to the climate and are frequently found in the surrounding cities and towns throughout the region and the state. All residences shall incorporate a stoop and/ or porch element. The Architectural Review Consultant shall review the facades of all of the house types employed throughout the development to ensure that they adhere to the styles set forth in this section of the Plan. Please refer to the following books regarding specifics on these styles: A Field Guide to American Houses" (McAlester & McAlester, 1984) "The American Vignola: A Guide to the Making of Classical Architecture" (Ware, 1903) "Traditional Construction Patterns: Design & Detail Rules of Thumb" (Mouzon, 2004) "American Shelter: An Illustrated Encyclopedia of the American Home" Carolina Craftsman (Walker, 1981) These books shall be made available at the office of the Architectural Review Consultant. In addition to the five styles described above, a Contemporary Contextual style shall be allowed on the custom residential lots. Homes designed in this style shall embrace the street and public realm, be composed of natural materials, have vertical window proportions, and shall be modeled on the proportions of one of the five above mentioned traditional architectural style. Additionally, flat roofs are not allowed with this style. The final design of these style homes shall have to receive the approval of the Developer and the Architectural Review Consultant. Carolina Craftsman Page 138 of 146 Victorian Colonial Colonial Victorian Colonial Georgian Page 139 of 146CAROLINA Windows Doors Massing 1. Rectangular punched 1. Recessed multi-paneled 1. Simple rectangular forms window openings with door (rectangle or box) recessed windows 2. Vertical format 2. Gable or hipped roof 2. Dormers 3. Decorative wooden trim 3. First floor taller than other 3. Vertical format, double 4. Transom, side lights and/or floors hung shutters 4. Trim around the jamb and head 5. Wooden shutters The Carolina style houses are designed in response to the heritage of the area. These houses usually have front porches that wrap around the Details Porches Typical Materials sides of the house. The first story of the house is usually taller than the upper stories to facilitate Cladding: Typical Materials Wood. fiber- cross breezes. Wooden shutters and a metal roof cement, clapboard (masonry shall only be are also common features. Some general used on duplex housing) characteristics of the South Carolina style also Roofing: Metal or Asphalt Shingle include: 1. Wood clapboard or board and batten Windows: Wood, vinyl or aluminum clad siding with traditional profiles 2. Shallow pitched roof, gable or hip, metal or Trim: Wood or EIFS shingle Shutters: Wood 3. Large porch that may wrap around the side of the house 1. Simple detailing to columns 1. Major feature of the house; Soffits: Wood or wood composite and railings large in proportion to the 4. Tall first story with elongated windows Gutters: Metal 2. Doric or square columns mass of the house, may 3. Porches rest on brick, stone cover front and sides Downspouts: Metal or stucco piers 2. May have a metal roof Columns: Wood, fiberglass or wood 3. Raised above grade composite 4. May be two-stories in some cases Railings: Wood or wood composite Foundations: Brick Fencing: Wood Colors: Approved by the Architectural Page 140 of 146 Review ConsultantCRAFTSMAN Windows Doors Massing 1. Rectangular punched 1. Recessed multi-paneled 1. Simple rectangular forms window openings with door (rectangle or box) with recessed windows 2. Vertical format exaggerated roof 2. Horizontal or square 3. Multi-pane units proportions format, double hung 4. Decorative wooden trim 2. Gable or hipped roof 3. Multi-pane units 5. Transom and side lights are 3. Two (2) or three (3) stories 4. Trim around the jamb optional 4. Horizontally proportioned and head 5. Stone, wood or precast sill with some detail The Craftsman style expresses the materials of the 6. No Shutters building, using clean lines, sturdy structure and natural materials. Very large gable roofs with Details Porches Typical Materials exaggerated overhangs and brackets are typical. Most houses are one to two stories tall with simple rectangular plans and generous front porches. Cladding: Wood. fiber-cement, clapboard Some general characteristics of the Craftsman Roofing: Cedar hake, Simulated Slate or style also include: Asphalt Shingle 1. Low-pitched gable roof (5:12 to 8:12) Windows: Wood, vinyl or aluminum clad 2. Front dormer with shed or gable-end roof with traditional profiles 3. Decorative beams or brackets under gables Trim: Wood or EIFS 4. Exposed rafter ends Shutters: None 1. The porch is a major feature 5. Wide overhanging roofs and porches Soffits: Wood or wood composite 6. Deep porches 1. Large overhangs of the house; large in 7. Materials and colors may change from first 2. Decorative vergeboard and proportion to the overall mass Gutters: Metal oversized brackets of the house Downspouts: Metall to second floors (contrasting colors are 3. Details emphasize the 2. Porch is a deep horizontal encouraged) structure of the building mass with large overhanging Columns: Wood, fiberglass or wood roof composite 3. Wooden, with carved ornamentation Railings: Wood or wood composite 4. Raised above grade Foundations: Brick, stone, or stucco 5. Usually a contrasting color to the house Fencing: Wood 6. Framed by massive square Colors: Approved by the Architectural columns with heavy bases Review Consultant Page 141 of 146VICTORIAN Windows Doors Massing 1. Rectangular punched 1. Recessed multi-paneled 1. Simple rectangular forms, window openings with door asymmetrical massing of recessed windows 2. Vertical format additive forms 2. Multi-pane units 3. Decorative wooden trim 2. Gable or hipped roof 3. Vertical format, double 4. Transom and side lights 3. Two (2) or three (3) stories hung 4. First floor taller than other 4. Trim around the jamb floors and head 5. Stone, wood or precast sill with some detail Victorian houses are typically characterized by 6. Wooden shutters front-facing, vertically oriented gables and asymmetrical facades.They are also easily Details Porches Typical Materials recognized by the elaborate vergeboard, also known as gingerbread, below the gables and the Cladding: Typical Materials Wood. fiber- strong vertical emphasis of the windows and cement, clapboard (masonry shall only be rooflines. used on duplex housing) Some general characteristics of the Victorian style Roofing: Metal, Cedar hake, or Asphalt also include: Shingle 1. All wood construction Windows: Wood, vinyl or aluminum clad with 2. Wood clapboard or board and batten traditional profiles siding 3. Steeply pitched roof (8:12 to 14:12) Trim: Wood or EIFS 4. Partial or full width porches or verandas Shutters: Wood 5. Patterned and multiple types of siding 1. Moderate or Large overhangs 1. The porch is a major feature of the house; large in Soffits: Wood or wood composite 6. Contrasting colors in trim and roof 2. Decorative vergeboard 3. Carved woodwork as proportion to the overall mass Gutters: Metal vergeboard of the house decorative trim around Downspouts: Metall 7. Asymmetrical and complex massing, with windows and doors 2. Wooden, with carved one gable facing the street ornamentation Columns: Wood, fiberglass or wood 3. Raised above grade composite 4. Usually a contrasting color to the house Railings: Wood or wood composite Foundations: Brick, stone, or stucco Fencing: Wood Colors: Approved by the Architectural Page 142 of 146 Review ConsultantCOLONIAL Windows Doors Massing 1. Rectangular punched 1. Recessed multi-paneled 1. Simple rectangular forms window openings with door (rectangle or box) recessed windows 2. Vertical format proportions 2. Horizontal or square 3. Decorative wooden trim 2. Gable roof format, double hung 4. May have Transom and side 3. Two (2) or three (3) stories 3. Multi-pane units lights 4. Trim around the jamb and head 5. Stone, wood or precast sill with some detail Colonial houses are typically characterized by a 6. Shutters symmetrical facade and gables parallel to the street. They are also easily recognized by their Details Stoop/Porches Typical Materials simple massing and elegant classical details. Some general characteristics of the Colonial style also include: Cladding: Brick, Wood. or fiber-cement 1. Medium pitched roof Roofing: Metal, Cedar hake, Slate or 2. Multi-paned windows with shutters Asphalt Shingle 3. Entry porches with classical columns and Windows: Wood, vinyl or aluminum clad cornices with traditional profiles 4. Ornamental front doors framed with side Trim: Wood or EIFS lights,fan lights or glass transoms 5. An orderly arrangement of windows, Shutters: Wood doors, porches and roof forms, usually 1. The porch of stoop is used as Soffits: Wood or wood composite 1. Moderate overhangs with an entry symmetrical Gutters: Metal classical details 2. Wooden, with carved 2. Trim is usually white ornamentation Downspouts: Metall Raised slightly above grade 3. Columns: Wood, fiberglass or wood 4. Classical in style, features composite large Doric, Ionic and Corinthian columns Railings: Metal, Wood or wood composite Foundations: Brick, stone, or stucco on block Fencing: Metal or Wood Colors: Approved by the Architectural Review Consultant Page 143 of 146GEORGIAN Windows Doors Massing 1. Rectangular punched 1. Recessed multi-paneled 1. Simple rectangular forms window openings with door (rectangle or box), usually recessed windows 2. Vertical format horizontal in proportions 2. Vertical or double square 3. Decorative wooden trim 2. Gable roof format, double hung 4. Transom and side lights 3. Two (2) or three (3) stories 3. Multi-pane units 4. Trim around the jamb and head 5. Stone, wood or precast sill with some detail Georgian houses are typically characterized by a 6. Shutters symmetrical facade and gables parallel to the street. They are also easily recognized by their Details Stoop/Porches Typical Materials horizontal or square format and elegant classical details. Some general characteristics of the Georgian style Cladding: Brick, Wood. or fiber-cement also include: Roofing: Metal, Cedar hake, Slate or 1. Medium pitched roof Asphalt Shingle 2. Multi-paned windows with shutters Windows: Wood, vinyl or aluminum clad 3. Entry porches with classical columns and with traditional profiles cornices Trim: Wood or EIFS 4. Front door centrally located, framed with light, fan lights or a decorative crown Shutters: Wood 5. An orderly arrangement of windows, 1. The porch of stoop is used as Soffits: Wood or wood composite 1. Moderate overhangs with an entry doors, porches and roof forms, usually Gutters: Metal symmetrical, usually five windows on the classical details 2. Wooden, with carved 2. Elegant and symmetrical ornamentation Downspouts: Metall second floor Raised slightly above grade 3. Columns: Wood, fiberglass or wood 4. Classical in style, features composite large Doric, Ionic and Corinthian columns Railings: Metal, Wood or wood composite Foundations: Brick or stone Fencing: Metal or Wood Colors: Approved by the Architectural Review Consultant Page 144 of 146GREEK REVIVAL Windows Doors Massing 1. Rectangular punched 1. Residential entry doors 1. Simple rectangular forms window openings with should be 2 or 4 or 6 panel (rectangle or box), usually recessed windows doors horizontal in proportions 2. Vertical or square format, 2. Entry door surrounds with 2. Gable roof double hung pilasters and a flat 3. Two (2) or three (3) stories 3. Multi-pane units entablature appropriate to 4. Trim around the jamb the architectural style shall and head be provided 5. Stone, wood or precast Greek Revival houses are typically characterized sill by the adoption of the Architectural Orders and decorative motifs of the classical Greeks, primarily drawing on the Doric and lonic orders. Early Details Stoop/Porches Typical Materials expressions of this style retained massing and composition rules from the Federal style, but applied Greek revival details, proportions in place Cladding: Brick, Wood. or fiber-cement of Adamesque. As the style matured, its expression Roofing: Metal, Cedar hake, Slate or became increasingly monumental, but remained Asphalt Shingle adaptable to humbler dwellings. Windows: Wood, vinyl or aluminum clad 1. Roofs should be gabled or hipped with a with traditional profiles low pitch. Trim: Wood or EIFS 2. Multi paned windows Wood 3. The cornice line of roofs and porches Shutters: should be emphasized with a wide band of 1. The porch of stoop is used as Soffits: Wood or wood composite 1. Moderate overhangs with an entry trim Gutters: Metal classical details 2. Wooden, with carved 4. Entry porches with classical columns and 2. Elegant and symmetrical ornamentation Downspouts: Metall cornices Raised slightly above grade 3. Columns: Wood, fiberglass or wood 5. Front door may include narrow sidelights 4. Classical in style, features composite and a rectangular transom light above large Doric, Ionic and Corinthian columns Railings: Metal, Wood or wood composite Foundations: Brick or stone Fencing: Metal or Wood Colors: Approved by the Architectural Review Consultant Page 145 of 146Page 146 of 146