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Consultant outlines broad rewrite of Cayce zoning and land-development rules
Summary
A Steuart Engineering consultant gave Cayce City Council a detailed update on a zoning and land-development code rewrite proposing consolidated ordinances, clearer district maps, new conditions for ‘missing middle’ housing, stronger tree protections and a timeline for planning commission and council review.
Carol Williamson of Steuart Engineering presented a substantial update on Cayce’s zoning and land-development code rewrite, saying the project aims to combine separate zoning and land-development regulations into a single, user-friendly ordinance. "The goal is to bring them together into one ordinance because they're really it doesn't make sense to have two separate ones," Williamson told council.
The consultant outlined proposed changes to residential districts — consolidating similar low-density categories; creating clearer medium- and higher-density labels; and allowing accessory dwelling units in more districts under design conditions. Williamson emphasized design standards and conditional-use processes aimed at protecting neighborhood character while accommodating "missing middle" housing such as duplexes, triplexes and small multiplexes.
On commercial and industrial districts, the consultant recommended folding the Knox Abbott overlay into a simplified C3 district along 12th Street, tightening where M1 light-industrial zoning applies near neighborhoods, and creating a more restrictive open-space district for floodplain and riverfront parcels. Williamson also proposed clearer landscaping, buffer and tree-protection rules, including incentives to preserve mature trees and a possible tree fund when planting on-site is infeasible.
Council members asked about specific concerns, including how to limit high-rise multifamily (RG2) near single-family areas and what acreage thresholds might apply to potential solar farms; Williamson said sizing and buffers would be reviewed and tailored for Cayce’s context. She mapped next steps: return to the planning commission in October for deeper review, continued revisions through November–December, and a likely planning commission hearing in January before a council adoption timeline if reviews proceed smoothly.
Why it matters: The rewrite would change how new housing and commercial projects fit into Cayce neighborhoods and aims to resolve overlapping rules that make permitting and review hard to use for residents, staff and developers. The consultant’s visuals and proposed conditions are intended to preserve neighborhood character while encouraging infill and redevelopment.
The council accepted the update and will receive further drafts and maps at upcoming planning commission and council meetings.
