Georgetown considers unified building criteria Overlay zones would affect structures on main corridors

GEORGETOWN - Georgetown planners are considering new rules to improve the appearance of major roads leading into the historic city.

Planning Director Sabrina Morris said plans for what are known as overlay zones could be used to improve the appearance of the corridors along U.S. 701, U.S. 521 and U.S. 17.

The changes, which are still in draft form, could mean uniform standards on architecture, landscaping and the types of materials used in new or updated buildings, Morris said.

If the city approves the rules, it will be following a trend already adopted in many areas, including Georgetown County and the cities of Beaufort, Charleston and Columbia.

In Myrtle Beach, gateway corridors are in place in key areas leading into the city. Brunswick County has transportation corridors, which maintain a separation between commercial and residential areas.

The sides of Georgetown's buildings could be made more visually attractive, according to information presented at a recent council workshop. The architectural design and finish details of the buildings, including signs, canopies, railings, metalwork, window casements, flashing and other finish elements appropriate and compatible with one another and surrounding structures.

The regulations would also restrict large sections of glass and specify that chain-link fencing would be utilized only when not visible from adjoining properties.

Porches and porticoes with vertical posts or columns of simple, traditional design will be incorporated into designs where practical.

Joseph Hughes, owner of the Meat Locker on Fraser Street, said he does not like the idea of forcing business owners to have parking behind their businesses, but does agree that appearance standards will improve the economy in Georgetown.

He said he has sold the Fraser Street business and has purchased other property.

"We're planning on doing it nicer, where we will be located," he said. "They will be happy with what I'm going to do. The better eye appeal and the nicer you can make it look, the more people want to stop. I'm just hoping that with some of the new things they got going in to place, that it makes it more attractive. But some of the stuff they want you to do can lead into a lot of money."

Georgetown County

The major overlay zone in Georgetown County now runs from U.S. 17 South, near Georgetown, to the Horry County line, said Georgetown County Councilman Jerry Oakley.

The overlay zone has been in place since at least 1998, with strict appearance standards included in the original ordinance. In 2003, the Georgetown County Council put limits on building sizes, limiting them to 45,000 square feet unless in a planned development. In 2006, the council decided that big-box retailers, even in a planned development, would not be allowed. The idea is to now stretch the overlay zone down U.S. 17 Business in Murrells Inlet.

The corridor along U.S. 17 now has uniform colors and architectural standards, Oakley said.

"I think the Murrells Inlet post office is a good example of a building [in the overlay zone]," Oakley said. "The original design for the post office made it look like a typical post office. But then they built it according to those overlay standards, and I think it looks very nice. We have no structures on U.S. 17 that are big boxes, and I think that is an example of success."

Oakley said The Hammock Shops complex was built before the overlay zone went into place, but the shops are a good example of Lowcountry charm.

The current overlay zone establishes paint colors and architectural design for U.S. 17 South. New buildings must conform to design standards set by the Georgetown County Council and the Planning Commission.

"Overlay zones are the device that planners use to implement particular standards to narrowly defined geographic areas" Oakley said. "It provides for business size limitations and appearance standards and commercial structures."

"The comment that I have is that folks are happy [with the overlay zone]," he said. "It's the first impression that folks get as they go through the county."

Rene King, a member of Georgetown's Architectural Review Board, said having overlay zones in place is a good idea.

"It makes everything work together rather than have something that is totally nonconforming," he said. "You establish guidelines about parking, landscaping and lighting. It is really helpful. It has a positive impact of the overall community and the people that come into the community."

Overlay trends

Charleston, Columbia, Spartanburg, Aiken and Greenville are among S.C. cities that have adopted overlay zones.

Myrtle Beach has established gateway corridors, which improves the overall appearance of Myrtle Beach, said Diane Moskow-McKenzie, Myrtle Beach senior planner.

Trees have been planted in medians and sidewalks added on U.S. 501, Robert M. Grissom Parkway and Mr. Joe White Avenue. The improvements make the corridors more attractive and pedestrian-friendly, she said.

"We've done a lot of things to improve our gateways," she said. "The comments that we receive show that people appreciate the fountains and the lower-profile signs. We do hear good positive feedback from people."

Columbia's overlay zones have been in place for a decade on major streets leading into the city, said Chip Land, Columbia planning director. Overlay zones are present on Lady Street, Elmwood Avenue, Gervais Street, Blossom and Pickens streets, Land said.

The zones have contributed to the overall economic health of Columbia, Land said.

"It's been in place close to 10 years," Land said. "Even with the imposition of the overlay zones, we've had over a billion dollars' investment in the downtown area. It hasn't stifled economic development."

Beaufort's corridors were improved about 10 years ago, and work is ongoing to improve the appearance of Boundary Street, another corridor leading to Beaufort.

"I think any of our major cities that have historic areas have the overlay zones," said Donna Alley, the city's preservation planner. "When I go to meetings across the state, we have similar overlays and handle things in the same way."

Beaufort has standardized the appearance guidelines on five major highways coming into the city, Alley said.

The language in Beaufort's ordinance spells out that businesses should be painted in earth tones, with more of a Lowcountry style of architecture, she said.

The city has had some opposition from big-box retailers and national restaurant chains, but disagreements are ironed out with a design review board.

"It has improved the appearance quite dramatically," Alley said.

"I think the biggest improvements have been the review of colors and signs and even renovations."

Jerry Oakley | Georgetown County Councilman