Bluffton staff propose tighter Old Town design rules for windows, fences and carriage houses

Kevin Eichard (speaker 5), director of growth management, led a workshop presenting a set of recommended Unified Development Ordinance amendments focused on Old Town's form‑based code. The proposals include changing language on windows from "encouraged" to "required" for simulated or true divided lights in new construction, inserting an image to clarify a 25% minimum opacity rule for fences and hedges, and adding criteria to ensure carriage houses read as secondary structures rather than long, attached additions.

"So the 1st image is a historic window," Eichard said as he showed examples staff wants the code to reference. Council members asked about how the requirements would apply to replacements and to existing nonconforming manufactured homes; staff said owners generally could replace like‑for‑like and that proposed language would include case‑by‑case provisions for existing structures. Council members also raised cost and equity concerns and asked staff to take the draft to the Historic Preservation Commission for contextual review before returning to council.

On fences, staff proposed adding a visual example to avoid confusion about what qualifies as 25% opacity; council members discussed split‑rail and brick examples and were reassured that solid brick fencing would remain allowed where appropriate. For carriage houses, staff emphasized exterior differentiation—offsets, varied rooflines and materials—so attached secondary units do not read as principal structures.

Staff said these are early drafts intended for feedback, and recommended next steps include workshops with HPC and Planning Commission, then ordinance readings if council wants to proceed.