Section 2-3. HC, Historic Conservation “Overlay” District
2-3.1 Type of District; Permitted Uses
The HC is an “overlay” district. As such permitted uses are determined by the “underlying” or primary zoning
district. Where this district overlays any given zoning district, only those uses permitted in the affected primary
zoning district shall be permitted in the Historic Conservation Overlay District, subject to the additional
requirements and standards of this Section.
Section 2-3.2 Board of Architectural Review to Govern
To help accomplish historic conservation and preservation in this district, a Board of Architectural Review is hereby
established in accordance with the provisions of 6-29-870 of the Code of Laws of South Carolina. The Board shall
consist of six (6) members appointed by the Mayor and City Council.
The following criteria shall be used in the selection of members:
1. Residency in the City of Bishopville or ownership in an Historic District and/or
2. A demonstrated interest in historic conservation and preservation. and/or
3. Professionalism in Historic Preservation, local housing, architecture, building
construction and design, real estate and/or finance.
Three of the original Board members shall initially be appointed for overlapping three (3) year terms and shall
serve until their successors are appointed. Thereafter, all members will serve two (2) year terms. Any vacancy in
the membership shall be filled for the unexpired term by the Mayor and Council. None of the Board members may
hold any other public office or position in the city or county.
Section 2-3.3 Organization and Meetings of the Board
The Board shall elect a Chairman who shall serve for one year or until reelected. The Board shall adopt rules of
procedure and keep a record of its proceedings in accordance with the State Statutes and these regulations.
Three (3) members of the Board shall constitute a quorum for the conduct of business. The members shall serve
without compensation, except for reimbursement for expenses attendant to the performance of their duties and
authorized by the City Council. The Board shall meet upon the call of the Chairman and at such regular intervals
as determined by the Board.
Section 2-3.4 Power and Duties of the Board
Where within a designated Historic Conservation Overlay District, the exterior appearance of any building or
structure is involved, the zoning Administrator shall issue no permit for painting, signage, erection, alteration,
improvement, demolition, or moving of such structure unless and until a project application has been submitted to
and approved by the board, and a Certificate of Appropriateness issued at the Board’s direction.
Any action by an applicant following issuance of a permit requiring a Certificate of Appropriateness shall be in
accord with the approved certificate.
The Board shall not cause to be issued a Certificate of Appropriateness authorizing issuance of any permit if it
finds that the action proposed would adversely affect the character and environment of the effected area. Where
certification is denied, the Board shall record its reason for denial.
Additionally, the Board shall have the following powers and duties:
1. To conduct an ongoing survey to identify historically and architecturally significant properties, structures
and areas that exemplify the cultural, social, economic, political or architectural history of the city;
2. To keep a register of all properties and structures that have been designated as landmarks or historic
districts, including all information required for each designation;
3. To determine an appropriate system of markers and make recommendations for the design and
implementation of specific markings of the streets and routes leading from one landmark or historic district to
4. To advise and assist owners of historic landmarks and property or structures within historic districts on
physical and financial aspects of preservation, renovation, rehabilitation and reuse, and on procedures for
inclusion on the Nation Register of Historic Places;
5. To call upon available city staff members as well as other experts for technical advice;
6. To testify before all boards and commissions, including the Planning Commission and the Board of Zoning
Appeals, on any matter affecting historically significant property, structures and/or areas.
7. To hear appeals from decisions of the Zoning Administrator or other appropriate administrative official in
matters under the purview of the Board where there is alleged error in any order, requirement, determination or
Section 2-3.5 General Review Standards for Determining Appropriateness
In considering the issue of appropriateness, the Board shall be guided by the following general guidelines:
1. Every reasonable effort should be made to provide a compatible use for a property that requires minimal
alteration of the building, structure, or site and its environment, or to use a property for its original intended
2. The distinguishing original qualities or character of a building, structure, or site and its environment should
not be destroyed. The removal or alteration of any historic material or distinctive architectural feature should be
avoided when possible.
3. Changes that may have taken place in the course of time are evidence of the history and development of a
building, structure or site and its environment. These changes may have acquired significance in their own right,
and this significance should be recognized and respected.
4. Distinctive stylistic features or examples of skilled craftsmanship that characterize a building, structure, or
site should be treated with sensitivity.
5. Deteriorated architectural features should be repaired rather than replaced whenever possible. In the
event replacement is necessary, the new material should match the material being replaced in composition, design,
texture, and other visual qualities. Repair or replacement of missing architectural features should be based on
accurate duplication of features substantiated by historic, physical, or pictorial evidence, rather than on conjectural
designs or the availability of different architectural elements from other buildings or structures.
6. The surface cleaning of structures should be undertaken with the gentlest means possible. Sandblasting
and other cleaning methods that will damage historic building materials should not be undertaken.
7. Every reasonable effort should be made to protect and preserve archaeological resources affected by, or
adjacent to any project.
8. Contemporary design for alterations and additions to existing properties should not be discouraged when
such alteration and additions do not destroy significant historical, architectural, or cultural materials, and such
design is compatible with the size, scale, material, and character of the property, neighborhood or environment.
Section 2-3.6 General Design Standards for Determining Appropriateness
At a minimum, the following general design standards shall be considered by the Board when considering an
application for appropriateness:
1. Height – The height of any proposed alteration or construction should be compatible with the style and
character of the landmark and with surrounding structures.
2. Proportions of Windows and Doors - The proportions and relationships between doors and windows should
be compatible with the architectural styles and character of the landmark and with surrounding structures.
3. Relationships – The relationship of a structure to the open space between it and adjoining structures should
4. Roof Shape – The design of the roof should be compatible with the architectural style and character of the
landmark and surrounding structures.
5. Landscaping – Landscaping should be compatible with the architectural character and appearance of the
landmark and of surrounding structures and landscapes.
6. Scale – The scale of the structure after alteration, construction, or partial demolition should be compatible
with its architectural style and character and with surrounding structures.
7. Directional Expression – Facades should blend with other structures with regard to directional expression.
Structures should be compatible with the dominant horizontal or vertical expression of surrounding structures. The
directional expression of a landmark after alteration, construction, or partial demolition should be compatible with
its original architectural style and character.
8. Architectural Details – Architectural details including materials, colors, and textures should be treated so as
to make a landmark compatible with its original architectural style and character and to preserve and enhance the
architectural style or character of a landmark or historic district.
Section 2-3.7 Certain Work Exempt From Board Review
Nothing in this section shall be construed to prevent the ordinary maintenance or repair of any building or any
structure. However, any changes to the building exterior and/or appearance shall require a Certificate of
Appropriateness from the Board.
Any determination by the Zoning Administrator for demolition of any building or structure shall be forwarded to the
Architectural Review Board for review and comment before a permit to demolish such building or structure is issued.
The Board shall have the right to override the decision of the Zoning Administrator to demolish, subject to appeal
to Circuit Court as provided by Section 2-3.10.
Section 2-3.8 Development and Dimensional Standards
Development and dimensional standards of the primary zoning district shall be applicable, but may be waived or
modified by the Board in a particular situation.
Section 2-3.9 Applications and Materials to be Submitted to the Board
Applications for Certificates of Appropriateness shall be submitted through the office of the Zoning Administrator to
the Board of Architectural Review for review and action. The Board shall act on such application in writing within
30 days of receipt thereof. If the Board deems additional information is required, the 30 days ruling period will
commence when the Board receives the requested material.
By general rule or by specific request in a particular case, the Board may require submission of any or all of the
following information in connection with the application: Architectural plans, site plans, landscaping plans,
proposed signs and appropriate detail as to character, proposed exterior lighting arrangements, elevations of all
portions of structures with important relationships to public view and indications as to construction materials, design
of doors and windows, ornamentation, and the like, photographs or perspective drawings indication visual
relationships to adjoining structures and spaces, and such other exhibits and reports as are necessary for its
General certification of appropriateness for specific classes of uses may be issued by the Board if it is found that
particular materials, designs, architectural features or styles, or other characteristics are generally acceptable and
appropriate within the district, and that continued detailed consideration of individual applications involving such
matters would be superfluous. If the Zoning Administrator finds, upon examining the application, that all aspects
which would otherwise require Board review are covered by general certification, he/she may proceed without
referral to the Board, identifying the general certification in the record of the application.
Section 2-3.10 Appeals from Decision of Board of Architectural Review to Circuit Court
Any person who may have a substantial interest in any decision of the Board or any officer, or agent of the City of
Bishopville may appeal from any decision of the Board to the Circuit Court in and for the County of Lee by filing
with the Clerk of Court a petition in writing setting forth plainly, fully, and distinctly why the decision is contrary to
law. The appeal must be filed within thirty (30) days after the affected party receives actual notice of the decision
of the Board of Architectural Review.