A. 
Applications will be assigned to one of the following five categories, as determined by the Planning Official, and processed accordingly:
(1) 
Exempt subdivision (exempted from the definition of subdivision).
(2) 
Minor subdivisions.
(3) 
Major subdivision.
(4) 
Group development.
(5) 
Mixed-use planned development (MPD).
(a) 
Conservation design MPD.
B. 
Town of Pine Ridge review by type.
(1) 
The Planning Official shall review, and stamp for recording, plats for subdivisions meeting the exemption requirement and plats of re-surveys of previously recorded lots.
(2) 
The Planning Official shall review and stamp for recording, plats for minor subdivision of two lots.
(3) 
The Planning Commission shall review and approve minor subdivisions of more than two lots, major subdivisions, group developments, and planned development district (MPD) applications.
(4) 
Town Council shall give final approval of MPD projects in its role in the Zoning Map amendment (rezoning) process.
C. 
Pre-application conference. At the request of the applicant, the Planning Official shall arrange a pre-application conference to discuss requirements of this chapter, land development practices, proposed plans of the applicant, applicable provisions of the Comprehensive Plan, and related matters. The Planning Official shall invite all affected or interested agencies and may invite consultants and other persons with knowledge of land development practices and regulations.
A. 
The Planning Official shall determine that the proposed subdivision qualifies for and meets the requirements of an exempt subdivision, or the Planning Official shall make a determination that the submitted plat is a re-survey of a previously recorded plat.
B. 
Within 10 working days of submission of the plat, the Planning Official shall determine that the proposed exempt subdivision conforms to applicable zoning district regulations of this chapter and shall approve, approve with changes, or reject the plat. If rejected, changes, additional analysis, or other information necessary to make an approval determination shall be identified and transmitted to the applicant.
C. 
The Planning Official will transmit the approved plat to Lexington County.
D. 
Upon determination that all county conditions for approval have been met, the Planning Official shall sign and stamp the final plat as approved for recording.
[Amended 6-10-2025 by Ord. No. 2025-06]
A. 
Definition of a minor subdivision.
(1) 
A minor subdivision is a subdivision that involves the creation of five or fewer lots on an existing street meeting the requirements of this chapter.
(2) 
A minor subdivision shall not include the extension of an existing minor or major subdivision or development under the same ownership or control which would in effect create more than five contiguous lots.
B. 
Two lot minor subdivision submittal requirements and approval process. Minor subdivisions created by the division of one lot into two lots shall be reviewed and approved by the Planning Official through the following process:
(1) 
The Planning Official shall review and approve plats of two lot minor subdivisions prior to the recording of the plat with Lexington County Register of Deeds. The purpose of this review is to assure that existing and proposed land parcels and structure are in compliance with all applicable zoning district regulations and regulations for the subdivision of land and the creation of lots of this chapter. Plats must display the correct Lexington County Tax Map Survey (TMS) number and shall be drawn to the Minimum Standards for the Practice of Land Surveying in South Carolina. Section 49-450 of the Minimum Standards Manual, states that plats must contain pertinent data and appropriate information. In addition to the information the Register of Deeds will require for recording a plat, plats submitted for approval shall contain enough pertinent data and appropriate information to make a determination of consistency with all applicable zoning and land development regulations. Plat approval is contingent upon this determination. The Planning Official shall create written guidelines that will assist and aide the applicant in submitting a plat with the pertinent information and data needed to make a determination of approval.
(2) 
Within 10 working days of submission of the plat, the Planning Official shall determine that the proposed two lot minor subdivision conforms to applicable zoning district regulations of this chapter and shall approve, approve with changes, or reject the plat. If rejected, changes, additional analysis, or other information necessary to make an approval determination shall be identified and transmitted to applicant.
(3) 
Approved plats shall be given to the applicant for transmission to the Lexington County Register of Deeds for Recording.
C. 
Three, four or five lot minor subdivision submittal requirements. Applicants requesting approval of a Minor Subdivision shall submit to the Planning Official a Minor Subdivision Plan. The Minor Subdivision Plan shall comply with the zoning district regulations, regulations for the subdivision of land and creation of lots, and the development standards of this chapter, and shall include:
(1) 
General information.
(a) 
Name and address, including the telephone number of the developer/applicant and/or owner/applicant, and licensed contractor.
(b) 
North arrow, scale, and date, including revision dates.
(c) 
Tract boundaries and acreage.
(d) 
Tax Map Survey Number(s).
(e) 
Vicinity map.
(2) 
Site information.
(a) 
Floodplain areas, wetlands, and storm drainage ditches.
(b) 
Location, names, and right-of-way widths of existing streets within the subject track and existing and plotted streets adjacent to the subject tract.
(c) 
Location and dimensions of all existing rights-of-way and easements.
(d) 
Political lines, if applicable, and the position of the proposed development in relation to its surroundings indicating current land use (commercial, residential, vacant, etc.) and zoning designation of the subject site and adjacent property.
(3) 
Planned improvements.
(a) 
Approximate locations, dimensions, and area of all proposed lots.
(b) 
Layout of all existing lots, including scaled dimensions of lots, zoning district setbacks, and lot numbers.
(c) 
Other site improvements. Site improvements shall address and demonstrate the project will comply with all applicable land development standards of this chapter to include:
[1] 
Site analysis.
[2] 
Phased clearing plans.
[3] 
Driveway standards.
[4] 
Water and sewer connections (if provided).
[5] 
Other applicable development standards.
D. 
Three, four or five lot minor subdivision approval process.
(1) 
The applicant shall submit to the Planning Official 10 copies of the minor subdivision plan drawn per the requirements stipulated in this section.
(2) 
The Planning Official shall review the minor subdivision plan for completeness per the minor subdivision plan submittal requirements of this section. A minor subdivision plan and associated materials deemed complete by the Planning Official will be dispersed for concurrent review by the Town and County.
(3) 
When all comments are addressed or reviews waived, the minor subdivision plan and any civil plans and construction drawings per the County's engineering and land development standards and regulations will be placed on the agenda for the next regular Commission meeting scheduled at least 20 days after the minor subdivision plan is filed and distribute copies of the minor subdivision plan to the Planning Commission.
(4) 
The Planning Commission shall consider compliance of the proposed minor subdivision with the applicable subdivision regulations and design standards and required improvements and zoning regulations per this chapter, the impact on public facilities, and compliance with the goals and objectives of the Comprehensive Plan.
(5) 
The Planning Commission shall approve, approve conditionally, or disapprove the minor subdivision plan. If the minor subdivision plan is disapproved or approved conditionally, the reasons for such action shall be conveyed to the applicant. The reasons for disapproval shall refer specifically to those parts of the Comprehensive Plan, ordinance, or regulation with which the minor subdivision plan does not conform. If granting a conditional approval, the Planning Commission may require the applicant to resubmit the minor subdivision plan with all recommended changes before approving said minor subdivision plan. The Planning Commission may direct the Planning Official to review the resubmitted minor subdivision plan and to make a determination of approval, or it may require that the resubmitted minor subdivision plan be brought before the Planning Commission for review at the next regular Planning Commission meeting scheduled at least 10 days after the resubmitted minor subdivision plan is filed.
(6) 
When Lexington County has approved the final plat, it shall be transmitted to the Planning Official for final review and approval for recording.
[Amended 6-10-2025 by Ord. No. 2025-06]
A. 
Definition of a major subdivision. A major subdivision is any subdivision that is not exempt as a subdivision or does not qualify as a minor subdivision.
B. 
Major subdivision submittal requirements. Applicants requesting approval of a Major Subdivision shall submit to the Planning Official 10 copies of a major subdivision plan. The major subdivision plan shall comply with all zoning district regulations, regulations for the subdivision of land and creation of lots, and the development standards of this chapter, and shall include:
(1) 
General information.
(a) 
Name and address, including the telephone number of the developer/applicant and/or owner/applicant, and licensed contractor.
(b) 
North arrow, scale, and date, including revision dates.
(c) 
Tract boundaries and acreage.
(d) 
Tax Map Survey Number(s).
(e) 
Vicinity map.
(2) 
Site information.
(a) 
Floodplain areas, wetlands, and storm drainage ditches.
(b) 
Location, names, and right-of-way widths of existing or platted streets within and adjacent to the subject tract.
(c) 
Location and dimensions of all existing rights-of-way and easements.
(d) 
Political lines, if applicable, and the position of the proposed development in relation to its surroundings indicating current land use (commercial, residential, vacant, etc.) and zoning designation of the subject site and adjacent property.
(3) 
Planned improvements.
(a) 
Approximate location and layout of proposed streets, roads, sidewalks, paths, trails, open space, and greenways.
(b) 
Approximate locations, dimensions, and area of all proposed lots.
(c) 
Layout of all existing lots including scaled dimensions of lots, zoning district setbacks, and lot numbers.
(d) 
Total number of lots (existing and/or proposed).
(4) 
Land development standards. Plans shall address and demonstrate the project will comply with all applicable land development standards of this chapter:
(a) 
Site analysis.
(b) 
Phased clearing plans.
(c) 
Street standards.
(d) 
Driveway standards.
(e) 
Underground wiring.
(f) 
Water and sewer connections.
(g) 
Streetlighting.
(h) 
Other applicable development standards.
(5) 
Phased development. If the applicant intends future phases of development, location of future phases shall be shown on the major subdivision plan. The applicant is encouraged to submit a Major Subdivision Plan of the entire track ultimately to be developed, although the present plans may only call for development of part of the property.
C. 
Major subdivision approval process.
(1) 
The applicant shall submit to the Planning Official 10 copies of the major subdivision plan drawn per the requirements stipulated in this section. The applicant shall also submit an unexecuted draft of the Lexington County Subdivision Agreement and a completed bond estimate template with all relevant unit quantity takeoffs, as necessary, for review and comment.
(2) 
The Planning Official shall review the major subdivision plan and agreement for completeness per the major subdivision plan submittal requirements of this section. A major subdivision plan and associated materials deemed complete by the Planning Official will be dispersed for concurrent review by the Town and County.
(3) 
When all comments are addressed or reviews waived, the major subdivision plan and associated materials will be placed on the agenda for the next regularly scheduled Planning Commission meeting scheduled at least 20 days after the major subdivision plan is filed, and copies of the major subdivision plan will be distributed to the Planning Commission.
(4) 
The Planning Commission shall consider compliance of the proposed major subdivision with the applicable land development regulations and design standards and required improvements and zoning regulations per this chapter, the impact on public facilities, and compliance with the goals and objectives of the Comprehensive Plan.
(5) 
Once Planning Commission or Planning Official, as applicable, approval of the major subdivision plan is granted, the Planning Official executes the Lexington County Subdivision Agreement with the developer and shall transmit the approved major subdivision plan to Lexington County for processing, which may include civil (engineering) plans and construction drawings per the County Engineering and land development standards and regulations.
(6) 
When the Lexington County has approved the final plat, it shall be transmitted to the Planning Official for final review and approval for recording.
D. 
Major subdivision performance guarantee.
(1) 
Subject to the approval of a major subdivision final plat, the developer/owner shall deposit with the Town a performance financial guarantee in the minimum amount of 25% of the total cost of improvements, as calculated using the bond estimate template and approved by the Town and County and in accordance with § 300-107, to cover any expenses associated with correcting and repairing any defects which may surface during the Lexington County warranty period. The "Lexington County warranty period" is the two-year period after final plat approval for recording and covers the design and performance of new streets and storm drainage systems to the satisfaction of the County Public Works Stormwater Division. The Lexington County Public Works Department shall review and approve documentation of the total cost of improvements made under county requirements. In the event defects do surface and the developer does not correct said defects, the Town, in coordination with the county, may take action to do so using the deposited funds. In the absence of any defects or where the cost of any needed repairs is less than the amount deposited, the balance shall be returned to the developer/owner at the conclusion of the warranty period. At the conclusion of the warranty period, the county may accept said dedicated streets and other improvements into the county maintenance system. The performance financial guarantee shall be one of the following and approved by the Town Attorney:
(a) 
Surety bond made out to the Town of Pine Ridge from a surety bonding company authorized to do business in South Carolina.
(b) 
Irrevocable letter of credit from a bank or other reputable institution.
(c) 
Escrow account where applicant may deposit cash or other instruments readily convertible into cash at face value with the Town or to the Town in escrow with a bank.
(d) 
Prepayment to the Town with any unexpended funds to be returned to the applicant.
(e) 
Other financial assurances. Such other financial assurances that the Town Attorney finds will reasonably guarantee the availability of a minimum of 25% of the total cost of improvements to cover any expenses associated with correcting and repairing any defects which may surface during the warranty period, to be calculated based on the bond estimate template and approved by Lexington County in form and content.
E. 
Any document providing such financial guarantee required under this section shall be in such form and substance as specified by and satisfactory to the Town Attorney. The required performance financial guarantee (completed and fully executed) shall be a condition of final plat approval and shall be delivered to and approved by the Town Council prior to the recordation of the final plat and/or the subdivision of the affected property by plat, deed, or otherwise. Written approval from the Lexington County Public Works Department shall mean the final plat accurately depicts as-built conditions as approved and inspected by the County Public Works Department, and/or other applicable departments.
[Amended 6-10-2025 by Ord. No. 2025-06; 10-14-2025 by Ord. No. 2025-10]
A. 
Group development defined. A group development is a development of a single tract of land or adjacent tracts of land under single or common ownership and developed with a common plan for the protection, maintenance, and improvement of the parcels and stormwater facilities, and with access easements and rights in one or more of the parcels and governed by an owner's association or developed as a horizontal property regime. Group developments include: commercial, retail. industrial, multifamily residential, recreation camps, manufactured home parks, mixed use sites with commercial and residential uses and single family detached horizontal property regimes (HPR). A group development may consist of a single-use, single-occupant building or a multi-use, multi-occupant complex. No zoning permit shall be issued by the Town of Pine Ridge and no building permit shall be issued by Lexington County for a group development until the following process has been completed.
B. 
Group development site plans. The applicant shall submit to the Planning Official 10 copies of the group development site plan drawn per the requirements as stipulated below. The group development site plan shall comply with all zoning district regulations, regulations for the subdivision of land and creation of lots, and the development standards of this chapter, and shall include:
(1) 
General site plan information.
(a) 
Tax Map Survey (TMS) number(s) for the subject parcel(s).
(b) 
Contact information for the responsible party.
(c) 
The group development site plan shall be on one plan sheet and must be of sufficient scale to show the entire subject parcel, adjacent boundary lines of adjoining properties, and abutting roads.
(d) 
TMS number, owner information, and land use (commercial, residential, vacant, etc.) and zoning designation of subject and adjoining properties.
(e) 
Right-of-way of abutting road(s).
(f) 
Existing and proposed encroachments (curb cuts).
(g) 
All existing and proposed structures, their size, height, elevation, and their setbacks from property lines.
(h) 
Flood zone and wetlands verification and base flood elevation as applicable.
(i) 
Total acreage in the tract proposed for group development and a statement of total contiguous acreage owned by the developer(s).
(j) 
The location of all proposed utilities and storm drainage easements.
(k) 
(Reserved)
(l) 
The intended use of each building and (if multiple use) number of units the building is designed to accommodate.
(m) 
Location, layout, and circulation of proposed drive ways, sidewalks, paths, trails, and greenways.
(n) 
The site's conceptual stormwater plan, including topographical lines (closed available contour intervals - United States Geological Survey [USGS]) contours, stormwater retention/detention areas, and any other major stormwater features.
(o) 
Statement describing ownership arrangement including any proposed owners association, horizontal property regime, or other group maintenance agreement.
(p) 
Areas held in common ownership and maintenance shall be labeled "Undeveloped Area A, B, C, etc." and identified as to use and responsibility in plan notes.
(q) 
Vicinity map.
(2) 
Landscaping. A landscape plan per Part 7 of this chapter, including all required buffers, screening, landscaping, open space, and tree protection provisions of this chapter. The landscape plan shall:
(a) 
Designate areas to be reserved for landscaping. The specific design of landscaping shall be sensitive to the physical and design characteristics of the site.
(b) 
Indicate the location and dimensions of landscaped areas (including required buffers, screening, interior parking, open space, and other landscaping), plant materials (planting schedule), decorative features, etc.
(c) 
Trophy tree site design including:
[1] 
Existing location and size of all trophy trees.
[2] 
Trees to be removed.
[3] 
Trees to be preserved.
[4] 
Percent of significant trees to be removed from the buildable area.
(3) 
Parking. The site plan must include an off-street parking facilities plan designed in accordance with the off-street parking regulations of this chapter. The plan must include:
(a) 
The required number of parking spaces per the zoning district regulations of this chapter.
(b) 
The required number of handicapped parking spaces and their locations.
(c) 
Parking slip and aisle dimensions.
(d) 
Off-street loading.
(e) 
Parking area landscaping per the landscaping provisions of this chapter.
(f) 
Site parking, aisles, vehicular and pedestrian ingress and egress, loading zones, etc., shall be laid out to facilitate safe and efficient internal vehicular and pedestrian traffic circulation.
(4) 
Signage. The applicant is not required to submit sign permit applications at the time of Group Development application submittal. The developer may, however, opt to include the signage plan per the signage regulations of this chapter. Final certification (certificate of occupancy) shall not be granted until any required sign permits have been applied for and approved per the provisions of this chapter.
(5) 
Plans shall address and demonstrate the project will comply with all applicable land development design standards of this chapter to include:
(a) 
Site analysis.
(b) 
Phased clearing plans.
(c) 
Street standards.
(d) 
Driveway standards.
(e) 
Underground wiring.
(f) 
Water and sewer connections.
(g) 
Streetlighting.
(h) 
Other applicable development standards.
C. 
Group development site plan approval process.
(1) 
The Planning Official shall review the group development site plan for completeness per the submittal requirements of this section. A group development site plan and associated materials deemed complete by the Planning Official will be dispersed for concurrent review by the Town and County.
(2) 
When all comments are addressed or reviews waived, the group development site plan and any civil plans and construction drawings per the County's engineering and land development standards and regulations will be placed on the agenda for the next regular Commission meeting scheduled at least 20 days after the group development site plan is filed and distribute copies of the group development site plan to the Planning Commission.
(3) 
The Planning Commission shall consider the prevention of traffic hazards and the provisions of off-street parking and required utilities. In addition, the Commission will consider compliance of the proposed group development with the applicable zoning and design standards and required improvements per this chapter and with the goals and objectives of the Comprehensive Plan.
(4) 
The Planning Commission shall approve, approve conditionally, or disapprove the group development site plan. If the site plan is disapproved or approved conditionally, the reasons for such action shall be conveyed to the applicant. The reasons for disapproval shall refer specifically to those parts of the Comprehensive Plan, ordinance, or regulation with which the plan does not conform. On conditional approval, the Planning Commission may require the applicant to resubmit the site plan with all recommended changes before approving said plan. The Planning Commission may direct the Planning Official to review the resubmitted site plan and to make a determination that the conditions have been met and grant approval, or it may require that the resubmitted plan be brought before the Planning Commission for review at the next regular Planning Commission meeting scheduled at least 10 days after the resubmitted site plan is filed.
(5) 
The Planning Commission shall approve, approve conditionally, or disapprove the group development site plan. If the site plan is disapproved or approved conditionally, the reasons for such action shall be conveyed to the applicant. The reasons for disapproval shall refer specifically to those parts of the Comprehensive Plan, ordinance, or regulation with which the plan does not conform. On conditional approval, the Planning Commission may require the applicant to resubmit the site plan with all recommended changes before approving said plan. The Planning Commission may direct the Planning Official to review the resubmitted site plan and to make a determination that the conditions have been met and grant approval, or it may require that the resubmitted plan be brought before the Planning Commission for review at the next regular Planning Commission meeting scheduled at least 10 days after the resubmitted site plan is filed.
(6) 
Once Planning Commission or Planning Official, as applicable, approval of the group development plan is granted, the Planning Official shall transmit the approved group development plan to Lexington County for processing.
A. 
Development standards for MPD. The applicant may propose alternate regulations specific for the proposed MPD regarding signage, parking, buffers, screening, open spaces, and landscaping, etc.; which, if approved, shall become the regulations for the MPD. If no alternate regulations are proposed, the regulations for the primary zoning districts per this chapter shall apply. The following principles shall be considered in creating MPD development standards:
(1) 
Residential dimension requirements. Residential density, building setbacks, and building heights shall be determined by the scale of the project in relation to its surroundings and its impact on existing and proposed support facilities such as transportation, water and sewer systems, recreational facilities, etc.
(2) 
Overall site design. Overall site design shall be harmonious in terms of landscaping, enclosure of principal and accessory uses, size of structures, street patterns, and compatibility of uses.
(3) 
Parking and loading. Unless alternate standards are specified in an approved development plan, off-street parking and loading spaces for the various uses proposed for the MPD shall comply with the standards for off-street parking and interior landscaping of this chapter.
(4) 
Buffer areas. Buffer areas shall be required for peripheral uses and shall be provided in accordance with the requirements for adjacent uses prescribed in this chapter, unless alternate standards are specified in an approved development plan. There are no specific buffer area requirements for internal use, but buffers should mitigate impacts of intensity of uses and/or to serve as transitions between uses.
(5) 
Streets and street improvements. Private streets may be permitted in the MPD, provided such streets meet the design and construction standards for public streets of the Lexington County Design Manual and other applicable land development regulations. The applicant must provide an acceptable private streets maintenance plan to the Planning Commission for review and approval. The Planning Commission may consider alternate private street design standards in consideration of site-specific factors including the following:
(a) 
Limited use.
(b) 
Site topographic or geophysical conditions.
(c) 
Stormwater management.
(d) 
The preservation of any natural features on the site.
(e) 
The avoidance of areas of environmental sensitivity.
(f) 
The minimizing of negative impacts and alteration of natural features.
(g) 
The avoidance of adversely affecting ground water and aquifer recharge.
(h) 
The reduction of cut and fill.
(i) 
The avoidance of unnecessary impervious cover.
(j) 
The prevention of flooding.
(k) 
The accounting for other site-specific design considerations.
(6) 
Landscaping and common open space. Landscaping and open space requirements for each MPD shall comply with the provisions of this chapter, unless alternate standards are specified in an approved development plan.
(7) 
Signage. Signage shall be in harmony, in scale with, and reflective of the proposed development. Unless alternate standards are specified in an approved development plan, signage shall comply with the standard signage regulations of this chapter.
B. 
Site plan requirements.
(1) 
A site plan showing the proposed development of the area (zone) shall be a prerequisite to approval of an MPD rezoning. The site plan shall adhere to the minimum area and development standards requirements of this section and shall address or show the following:
(a) 
The proposed title of the project, project designer, and the developer.
(b) 
The boundaries of the property involved; the general location of all existing easements, property lines, existing streets, and buildings; and other existing physical features on the project site.
(c) 
The approximate location of existing and proposed sanitary and storm sewers, water mains, streetlighting, and other service facilities in or near the project.
(d) 
The general location and dimensions of proposed streets.
(e) 
The conceptual land use plan.
[1] 
Area by land use (i.e., retail, single-family detached residential, multifamily, townhouses, office, park, green space, etc.).
[2] 
Specific uses proposed to be allowed for each area.
[3] 
A tabulation of the number of acres in each use area.
[4] 
Maximum densities expressed in dwelling units per net acre for residential uses, and floor/area ratio for nonresidential uses.
[5] 
Building setbacks.
[6] 
Maximum building heights.
[7] 
The position of the proposed development in relation to its surroundings. Current land use (commercial, residential, vacant, etc.) and zoning of the subject site and adjacent property and a site location (vicinity) map shall be provided.
(f) 
Proposed plan for development in phases, as applicable.
(g) 
Location, layout, and circulation of proposed drive ways, sidewalks, paths, trails, and greenways.
(h) 
Open space.
(i) 
Alternate design standard plans to include, as applicable:
[1] 
Parking and loading.
[2] 
Buffers, landscaping, and common open space.
[3] 
Street design.
[4] 
Signage plan.
(j) 
Land development standards. Plans shall address and demonstrate the project will comply with all applicable land development standards of this chapter:
[1] 
Site analysis.
[2] 
Phased clearing plans.
[3] 
Street standards.
[4] 
Driveway standards.
[5] 
Underground wiring.
[6] 
Water and sewer connections.
[7] 
Streetlighting.
[8] 
Other applicable development standards.
(2) 
The Planning Commission may establish additional requirements for site plan approval, and in special cases, may waive a particular requirement if, in the opinion of the Commission, the inclusion of that requirement is not essential to a proper assessment of the project.
C. 
Action by the planning commission and Town council. The Planning Commission may recommend to the Town Council to approve the plan and application to establish an MPD, including specific modifications to the plan, or to deny the application to rezone to establish an MPD. The Town Council shall approve the plan and application to establish an MPD, include specific modifications to the plan as conditions for approval, or deny the application to rezone to establish an MPD. The public notice and public hearing requirements for Zoning Map amendments per Part 14 shall apply.
D. 
Development process of approved mixed-use planned developments.
(1) 
If the request for an MPD rezoning is approved through an ordinance amendment of the Official Zoning Map by Town Council, site development plans and the final plat approval process may proceed. Improvement guarantees may be granted for substantially completed projects per improvement guarantee provisions as may be established by the Town.
(2) 
After the final plat for the MPD has been recorded, building and sign permits shall be issued in accordance with the approved plan as a whole, or in phases or portions thereof, per an approved phased development plan as defined in this chapter. Said permits shall be issued in the same manner as for building and sign permits generally.
E. 
Changes to approved mixed-use planned development plans.
(1) 
Minor changes in an approved MPD site plan may be accommodated and approved by the Planning Official upon a finding that such changes are:
(a) 
In accordance with all applicable regulations in effect at the time of the creation of the MPD district; or
(b) 
In accordance with all applicable regulations currently in effect;
(c) 
Not major changes as defined below.
(2) 
Major changes to an approved MPD shall constitute an amendment to this chapter and must be made through the procedures provided for in this chapter for text and map amendments. The following constitutes major changes:
(a) 
Any increase of 15% or greater in intensity of use. An increase in intensity of use shall be an increase in usable floor area; an increase in the number of dwelling or lodging units; an increase in the amount of outside land area devoted to sales, displays, or demonstrations; or an increase in the number of required parking spaces.
(b) 
Any reduction in the amount of open space or buffer area resulting in a decrease of more than 10%, or any substantial change in the location or characteristics of open space.
(c) 
Any change in use from one use group to another.
(d) 
Substantial changes in pedestrian or vehicular access or circulation.
F. 
Vested rights.
(1) 
A vested right is the right to undertake and complete the development of an MPD under the terms and conditions provided in this section. A vested right is established for two years upon the approval of an MPD plan, including a phased development plan as provided herein.
(2) 
A vested right may be extended at the end of the vesting period for an additional 12 months, or 36 months for a phased development plan, upon request by the applicant and a determination by the Town Council that there is just cause for extension and that the public interest is not adversely affected. A validly issued building permit does not expire or is not revoked upon expiration of a vested right, except for public safety reasons.
(3) 
Revocation. A vested right is subject to revocation by the Town Council upon determination, after notice and public hearing, that there was a material misrepresentation by the landowner or substantial noncompliance with the terms and conditions of the original or amended approval.
(4) 
Application of other regulations.
(a) 
A vested right is subject to later enacted federal, state, or local laws adopted to protect public health, safety, and welfare, including but not limited to: building, fire, plumbing, electrical, and mechanical codes; street design, stormwater management, buffers, and other development standards; and nonconforming structure and use regulations which do not provide for the grandfathering of the vested right. The issuance of a building permit vests the specific construction project authorized by the building permit to the building, fire, plumbing, electrical, and mechanical codes in force at the time of the issuance of the building permit.
(b) 
A change in the zoning district designation or land use regulations made after vesting that affects real property does not operate to affect, prevent, or delay development of the real property under a vested site-specific development plan or vested phased development plan without consent of the landowner. The Town Council must not require a landowner to waive his/her vested right as a condition of approval of a site-specific MPD development plan including a phased development plan.
(5) 
Vested rights to run with property. A vested right pursuant to this section is not a personal right, but attaches to and runs with the applicable real property. The landowner and all successors to the landowner who secure a vested right pursuant to this section may rely upon and exercise the vested right for its duration. The vested right is subject to applicable federal, state, and local laws adopted to protect public health, safety, and welfare, including but not limited to: building, fire, plumbing, electrical, and mechanical codes; street design, stormwater management, buffers, and other development standards; and certain nonconforming structure and use regulations that do not provide for the grandfathering of the vested right.
A. 
Conservation design. Conservation design is a type of residential and/or commercial or industrial development where 60% or more of the developable land area is designated as undivided permanent open space, thereby permanently protecting agriculturally, environmentally, or ecologically significant areas within the parcel. The remaining developable land is subdivided into buildable lots or utilized as a group development, typically with more density in the developed portion of the project than would be found in a traditional development within a general zoning district. Conservation design projects shall be accomplished through Mixed-Use Planned Development District zoning.
B. 
Purpose of conservation design.
(1) 
The use of conservation residential subdivision and group development design seeks to optimize land use in the undeveloped portions of the Town of Pine Ridge while maintaining a balance between the preservation of agriculturally, environmentally, and ecologically significant areas and allowing for reasonable and sustainable growth. New development shall avoid disturbance of areas or elements identified as "significant." The Town of Pine Ridge Comprehensive Plan natural resources goal is to "Encourage development that preserves the natural resources in the Town." With the objective that "The Town should take steps to encourage that future development respects the natural resources in the Town. Activities such as building in flood hazard areas, filling wetlands and clear-cutting parcels should be prohibited." In keeping with these Comprehensive Plan goals and objectives, the purpose of conservation design shall be to:
(a) 
Preserve the unique rural areas of the Town.
(b) 
Preserve agriculturally significant lands.
(c) 
Permit reasonable development that is in accordance with the principles of open space conservation.
(d) 
Accommodate the development of sustainable communities while protecting and preserving areas of agricultural, environmental, and ecological significance.
(e) 
Maintain separation of noncompatible land uses.
(f) 
Preserve the remaining scenic and natural characteristics of the Town.
(g) 
Promote an interconnected network of open space that promotes livable, sustainable subdivision development and wildlife habitat and corridors.
(h) 
Economize in the installation of infrastructure and the provision of public services.
(i) 
Direct development away from wetlands, floodplains, areas of highly erodible topography, and soil types unsuitable for development.
(2) 
To achieve these objectives, clustering is allowed on the developable portion of the land. Clustering is a subdivision and group development design method that concentrates development in specific areas on the proposed site. The purpose of clustering is to allow increased density on a portion of the parcel, while preserving the rest as permanent open space. The overall density of the entire development property remains comparable to a traditional development within the zoning district. The concept of clustering provides for flexibility in subdivision and group development design that fits the natural characteristics of the land and permits more useable open space, the preservation of prime agricultural land, and land containing one or more sensitive areas.
C. 
Applicability.
(1) 
The Town of Pine Ridge encourages the use of conservation subdivision and group development design where residential subdivisions, commercial subdivisions, and group developments are proposed on a parcel where 25% or more of the parcel has been identified by the appropriate oversight agency as agriculturally, environmentally, or ecologically significant.
(2) 
Those areas deemed to be of agricultural, environmental, or ecological significance, as defined below, shall, for the purposes of this chapter, be referred to as "significant." The specific characteristics of these areas are defined as follows:
D. 
Significant lands. Those areas deemed to be of agricultural, environmental, or ecological significance, as defined below, shall, for the purposes of this chapter, be referred to as "significant." The specific characteristics of these areas are defined as follows:
(1) 
Agriculturally significant land. Prime farmland soils as defined and delineated by the U.S. Department of Agriculture, and soils classified as "Soils of Statewide Importance" by the State Food and Agriculture Council comprised of the USDA state agency heads of the Natural Resource Conservation Service, the Farm Service Agency, and Rural Development.
(2) 
Erodible lands. Areas of incline, whether natural or man-made, lacking sufficient vegetation to prevent instability, erosion, or downstream siltation. The key indicator for erodible lands is a slope of 5% or greater. Areas with a 5% slope or greater are subject to review by the USDA Natural Resources Conservation Service (NRCS). The NRCS or a South Carolina registered professional engineer will make the final determination regarding the area's erodibility.
(3) 
Environmentally significant areas. Any tract of land that contains one or more of the following sensitive areas as defined by the SC Department of Natural Resources:
(a) 
Critical wildlife habitats. Areas containing elements vital to the survival of endangered or threatened species including, but not limited to, food sources and cover.
(b) 
Scenic natural areas.
(4) 
Flood hazard areas. Areas at high-risk of inundation by water as a result of a flood. Known areas of flood hazard are indicated on the Flood Insurance Rate Map (FIRM) for the Town of Pine Ridge.
(5) 
Scenic natural areas. Any area which contains a unique feature of the rural landscape including, but not limited to, large rock formations, hill crests, scenic rivers, mature tree stands, and/or any other feature deemed to be significant by the SC Department of Natural Resources or as demonstrated to the Pine Ridge Planning Commission and Town Council in the MPD application.
(6) 
Stream corridors. The primary channel of a river or stream and any portions of the floodplain adjoining the channel that is reasonably required to carry and discharge its water.
(7) 
Outstanding natural resource waters. Waters of high water quality as designated by the SC Department of Health and Environmental Control (SCDHEC) which are protected from any discharges.
(8) 
Wetlands. An area saturated by surface water or ground water such that it supports the growth and existence of vegetation suited to such areas. The key indicator for wetlands is the presence of hydric soils. Hydric soils are soils susceptible to saturation by water, as defined by the USDA Natural Resources Conservation Service. Areas containing hydric soils will be subject to review by the USDA Natural Resources Conservation Service. The United States Army Corps of Engineers will make the final determination regarding the existence of a wetland.
(9) 
Old-growth forests. An area containing contiguous wooded parcels of significant size, containing a rich diversity of native flora species in association typical of pre-European settlement ecosystems; areas with rare, threatened, endangered, or special species; or with ancient individual specimens, when in combination with understory species typical of pre-European settlement ecosystems. A forester with the SC Forestry Commission can assist in a determination of a stand qualifying as an old-growth forest.
E. 
Application process.
(1) 
A qualified conservation design MPD shall consist of a parcel in which a minimum of 60% of the parcel is designated as permanent open space. The portion of the parcel designated as permanent open space shall not be further subdivided and must be protected by a conservation easement held by the homeowners' association, local conservation commission, or land trust which is recorded with the Lexington County Register of Deeds.
(2) 
The developer/applicant shall supply 10 copies of a completed application to the Planning Official which includes a draft of a conservation easement for the portion of the property that will remain as permanent open space or agricultural land, and a fully dimensioned site plan, drawn to scale, which shall demonstrate, delineate, and label all of the following:
(a) 
The site plan shall include all the requirements of the site plans for mixed-use planned developments of this Part 10.
(b) 
The location and type of sensitive areas deemed to be of agricultural, environmental, or ecological significance, as defined in this section.
(c) 
The location and type of all proposed areas to be preserved as open space or agricultural land, including areas of mitigation and preservation.
(d) 
For areas of agricultural preservation, a buffer strip of at least 75 feet must be delineated. When possible, existing woodlands should be used. If not, a variety of rapidly growing indigenous trees and shrubs should be planted thickly in the buffer strip.
(e) 
Due to the potential environmental impacts of clustered individual on-site wastewater treatment systems (septic tanks), conservation design development requires utilization of public sewer or community on-site sewage treatment and disposal systems and public water. Community on-site sewage treatment and disposal systems shall be designed and approved under SCDHEC standards and regulations.
(f) 
Any other provisions not specifically required or excluded herein, as required by the zoning and land development provisions of this chapter and all other applicable Town of Pine Ridge and Lexington County ordinances.
(g) 
All elements of the site plan shall be readily evident upon site inspection.
(h) 
Elements not readily evident shall be marked for identification upon site inspection.
(i) 
Areas designated to remain as open space or agricultural land, or areas of conservation shall be marked for identification upon site inspection.
(j) 
All construction contracts shall include language protecting sensitive areas, agricultural land, areas of conservation, and areas containing sensitive elements.
(3) 
Upon receipt of the application, the review process for the conservation subdivisions and group developments shall be the same as outlined in the procedures for MPD submittal and approval of this chapter. Included with the final plat, the developer shall submit an agreement regarding the liability for and maintenance of the open space. In addition, the developer must include a conservation easement/open space covenant protecting the open space from any further development.
(4) 
The homeowners' association, local conservation commission, or land trust shall administer the permanent open space, and is responsible for upkeep, insurance, and any other responsibilities associated with ownership and/or administration of the land. The terms and conditions of the conservation easement shall be approved by the Planning Commission.
F. 
Compliance. Failure to comply with the requirements of the conservation subdivision and group development design shall be cause for a stop work order on applicable permits. New permits or resume work orders shall not be issued until all requirements of this chapter are met and the required fines are paid through the courts as provided for in the Administration article of this chapter.[1]
[1]
Editor's Note: See Part 11, Administration, of this chapter.
[Amended 6-10-2025 by Ord. No. 2025-06]
A. 
Bonded plat policy.
(1) 
It shall be the general policy of the Town of Pine Ridge that all improvements required by this chapter be completed prior to approval for recording of a final plat of a subdivision or development, or the effect of which creates lots of record that may be sold or transferred along with site improvements. However, recognizing that completion of all required improvements prior to obtaining final plat approval may not in some cases be feasible, practical, or financially possible, per S.C. Code § 6-29-1180 Surety Bonds for Completion of Site Improvements, this section provides a mechanism by which final approval may be granted, contingent upon certain required improvements being completed as and when specified by the Pine Ridge Town Council and upon the applicant providing financial guarantees for the completion of such other required improvements.
(2) 
Development projects or the approved development phase must be substantially complete prior to final approval through the improvement guarantee process. In general, the development must be completed except for final road surfacing, minor grading, and minor stormwater management controls. Substantially complete includes, but is not limited to, the following site improvements:
(a) 
Utilities installed.
[1] 
Water, where applicable.
[2] 
Sewer, where applicable.
[3] 
Electricity and underground communications cables.
(b) 
All roads completed to all-weather construction.
(c) 
Major stormwater utilities (retention ponds, sedimentation basins, etc.) completed.
(d) 
Approvals for construction from all other applicable federal, state, and local regulatory authorities secured.
(3) 
The Town shall have the right to refuse any of the optional financial guarantees and require construction and installation of all improvements by the developer or any person, entity, corporation, LLC, or association in partnership with the developer where:
(a) 
Past performance of the developer has been unsatisfactory;
(b) 
The selected option is unacceptable; or
(c) 
For other reasons so stated.
B. 
Bond improvement guarantee application submittal requirements.
(1) 
The bond amount cost estimate shall be prepared by the engineer of record, signed and sealed.
(2) 
Statement of conditions prepared by the developer or his/her representative.
(3) 
Letter of credit or cash bond drafted with a minimum three-year expiration period.
(4) 
Bonded plat prepared by a SC registered professional engineer, sealed and signed.
C. 
Bond submittal process.
(1) 
The estimate shall be approved by the Town Council or Planning Commission, whichever is the final authority, with assistance from Lexington County in determining if the estimate is sufficient and reasonable. The Town shall add 25% to the determined estimated cost.
(2) 
The statement of conditions shall be received by the Town and forwarded to Town Attorney for review. The approval of Planning Official is required prior to acceptance of the Bond.
(3) 
Bonds will be entered into the Town tracking system and reviewed annually for construction progress. Projects built in phases will be completed and a formal request submitted to the county for acceptance into their system for maintenance.
(4) 
Bonds are tracked for the benefit of the Town. The developer shall not rely upon reminders from the Town of Pine Ridge to manage the terms of the surety instrument; however, the Town will take an active role in the process and establish a relationship with the bank or insurance company. The Town will require the bank or insurance company to sign a memorandum of understanding (MOU) as it relates to the agreement between the developer and the Town.
D. 
Approval of improvement guarantee bond. All bond instruments involving the infrastructure improvements will be approved by the Town Council. Bond instruments will remain in place until the final plat for the development has been recorded with the Register of Deeds for Lexington County.
E. 
Phased projects. The Town Council reserves the right to require phased projects to be completed and recorded as a final plat prior to the issuance of an additional bond for a subsequent phase.
F. 
Allocation of bond. Any funds received from financial guarantees required by this chapter shall be used only for the purpose of making the improvements for which said guarantees are provided.
G. 
Reduction of bond. As completion is progressed and documented, the Town Council may allow one reduction in letters of credit or bonds. A reduction will not be allowed without a formal inspection by the County Engineer and/or his/her designated representative and a revised estimate approved by the Town Council that covers improvement costs. The reduction shall not be greater than 25% of the original bond amount.
H. 
Extension of bond. If it appears to the developer that he/she may not complete construction of required improvements before expiration of his/her improvement guarantee, it shall be his/her obligation, at least 20 days prior to the first regularly scheduled Town Council meeting held prior to the expiration period, to submit an extended guarantee request. Such extension, if approved, shall be for a period of six months. A maximum of two such extensions shall be allowed. However, the maximum time allowed for a bond shall be three years, including extensions.
I. 
Approval for recording. Any bonded plat that is approved for recording under an improvement guarantee must be annotated as: "Bonded Plat Approved Under Improvement Guarantee." Once the terms of the improvement guarantee have been completed and the financial guarantee has been retired, it shall be the developer's responsibility to record a final plat without the bonded plat notation, and such final plat recording must be done as a condition for release of the performance guarantee upon termination of the warranty period.
As of the effective date of this chapter, the Town of Pine Ridge may enter into a binding development agreement with the developer for long-term developments on large tracts of land. The development agreement shall meet all the requirements under S.C. Code, Title 6, Chapter 31 § 6-31-10, et seq., "The South Carolina Local Government Development Agreement Act" (the Act). The development agreement gives the developer a vested right for the term of the agreement to proceed according to the provisions of the ordinance in existence on the execution date of the agreement per § 6-31-80 of the Act. Benefits to the Town may include enhanced development design standards, on and off-site infrastructure, public facility and other improvements and funding, affordable housing, and other benefits negotiated with the developer in return for vesting of development rights for the term of the agreement.
A. 
Minimum requirements.
(1) 
The property must contain a minimum of 25 acres of highland as defined as land above the 100-year floodplain as delineated on the official FEMA flood maps of Lexington County.
(2) 
Development time. The following table specifies the maximum term of a development agreement by the size of the project:
Maximum Term of Development Agreement By Size of Project
Size of Project
Maximum Term of Development Agreement
25-250 acres of highland
5 years
> 250-1,000 acres of highland
10 years
> 1,000-2,000 acres of highland
20 years
> 2,000 acres of highland
As set by the Town and the developer
(3) 
The maximum term of a development agreement may be extended by a subsequent agreement.
B. 
Procedures for adoption of development agreements.
C. 
Drafting of agreement. The developer shall consult with the Planning Official, who shall consult with the Town Attorney and other staff and consultants in drafting the terms and conditions of the development agreement. The development agreement shall include, but is not limited to, all elements as required by § 6-31-60 of the Act.
D. 
Planning commission public hearing.
(1) 
The Planning Commission shall hold a public hearing. A notice of intent to consider the development agreement shall be published in a newspaper of general circulation at least 15 days prior to the hearing. The notice shall include:
(a) 
The specific location of the property.
(b) 
The proposed uses of the development.
(c) 
The location where a copy of the proposed agreement may be obtained.
(2) 
The subject property shall also be posted with a notice of public hearing at least 15 days prior to the public hearing.
(3) 
At the conclusion of the Planning Commission Public hearing. The Planning Commission Chairperson shall announce the Town Council's public hearing and the date, time, and place that the Town Council will hold a public hearing on the proposed development agreement. The Town Council public hearing shall be held at least 15 days after the Planning Commission public hearing.
E. 
Planning commission recommendation to Town Council. The Planning Commission shall review the development agreement and make a recommendation to the Town Council to:
(1) 
Accept the development agreement as drafted;
(2) 
Accept the development agreement with amendments; or
(3) 
Deny the development agreement.
F. 
Town council public hearing.
(1) 
The Town Council shall hold a public hearing. A notice of intent to consider the development agreement shall be published in a newspaper of general circulation at least 15 days prior to the hearing. The notice shall include:
(a) 
The specific location of the property.
(b) 
The proposed uses of the development.
(c) 
The location where a copy of the proposed agreement may be obtained.
(2) 
The subject property shall also be posted with a notice of public hearing at least 15 days prior to the public hearing.
G. 
Development agreement ordinance. The proposed development agreement shall be reviewed and approved by the Town Attorney and approved by the Town Council by adoption of an ordinance.
H. 
Recording of development agreement. The developer shall record the development agreement with the Lexington County Register of Deeds within 14 days after the development agreement ordinance is executed.
I. 
Annual review. The Planning Official shall conduct annual reviews to assess the progress of the development for the purposes of determining if the developer is demonstrating good faith compliance with the terms of the agreement. The Planning Official shall prepare a written report to the Planning Commission, Town Council, and the developer within 30 days following the annual review. When the annual review reveals a material breach of the agreement, the following steps shall be taken:
J. 
Notice of breach. The Planning Official shall include in the report a notice of breach setting out the specific nature of the breach and the evidence supporting this determination. The notice of breach shall serve as the formal notification to the developer and shall be delivered by certified mail.
K. 
Corrective action plan. The developer shall have 30 days to respond with a corrective action plan with the time frame to cure the material breach. The developer should be given a reasonable time to correct the breach, commensurate with the nature of the breach. The Planning Official may approve the corrective action plan. The Planning Official shall transmit copies of the approved correction plan to the Planning Commission and Town Council. A decision of the Planning Official may be appealed to Town Council.
L. 
Termination of agreement. Upon failure of the developer to respond to the notice of breach within 30 days, or to correct the breach within the time given, the Town Council may unilaterally terminate or modify the agreement. However, failure of the developer to meet a commencement or completion date shall not, in and of itself, automatically constitute a material breach of the agreement, but must be judged based on the totality of the circumstances. The Town Council shall deliver a decision of termination of agreement in writing by certified mail to the developer. The developer shall have an opportunity to rebut the determination in executive session of Town Council, or consent to amend the agreement to meet the concerns raised by the findings and determination of the breach.
[Added 10-14-2025 by Ord. No. 2025-11]
A. 
Plat recording requirements. All plats submitted for recordation shall:
(1) 
Be prepared in accordance with the Standards of Practice Manual for Surveying in South Carolina, as adopted by the South Carolina Board of Registration for Professional Engineers and Surveyors, Division of Professional and Occupational Licensing, South Carolina Department of Labor, Licensing;
(2) 
Comply with all applicable federal, state, county, and municipal laws, regulations, and technical standards in effect at the time of recording;
(3) 
Accurately and completely depict field conditions as they exist at the time of recording.
B. 
Expiration of approval.
(1) 
Approval of a plat by the Planning Official shall automatically expire and become null and void if the plat is not recorded with the Lexington County Register of Deeds within one year from the date of such approval.
(2) 
A one-time extension of no more than six months may be granted by the Planning Official, provided that a written request is submitted prior to the expiration date and good cause is shown.