Planning Commission Hears Rezoning Request

 

 

On Monday evening, the West Columbia Planning Commission held a public hearing on the request to rezone a 6.34 acre parcel near the Riverbanks Zoo and Botanical Garden for a higher density neighborhood. The property is located at 1820 Sunset Boulevard and Botanical Parkway and the developer is requesting a zoning change from R-4 to R-3. A large number of concerned citizens attended this hearing, packing the West Columbia City Council chambers.

Currently, the R-3 and R-4 zoning classifications within the City of West Columbia are described by the City as, “These districts are intended as single-family residential areas with low to medium population densities. Use regulations for the single-family districts are identical, but custom has established two classes of lot width and lot area. These dimensional differences are intended to be preserved.”

Hurricane Builders proposes to build 19 single family homes on elongated lots featuring 25 foot setbacks and front-facing driveways that will open directly onto Botanical Parkway. The lots would be approximately 50 feet wide, with thirteen home sites side by side, an open space and six additional home sites that create a long row of homes with traditional driveways and garages.

Previous development on Botanical Parkway from Mungo Homes created rear-entry driveways and garages, utilizing an alleyway approach instead of adding traffic and curb cuts directly onto the main thoroughfare for visitors to Riverbanks Zoo and Garden, one of the area’s top tourist attractions.

Questions were asked about stormwater management, impacts on the floodplain, increased traffic and fitting in with the character and design requirements of existing neighborhoods.

A representative of the developer gave a short presentation, noting that the full site plan would
be discussed later since this first public hearing was for zoning purposes only. He assured the members of the West Columbia Planning Commission that they would meet all of the Lexington County water management regulations and the new development would not contribute additional storm water to the existing watershed. He also confirmed there were no plans for rear garage access.

Citizen Richard Rhodes lives on Botanical Parkway. “In 18 years, I’ve seen car tags from every state in the nation, including Alaska on our street. When Mungo started Saluda Mill in 2002, West Columbia held them to the highest standards,” he said. “You’ll barely have room for two cars in the driveway with twenty-five foot setbacks. Botanical Parkway is very busy, especially at certain times. I can’t believe West Columbia would do away with the standards of what was built by Mungo and for the residents who have already built there.”

Other speakers stressed the need for additional study before making a decision. Eva Turner lives in Saluda Mills and believes it’s premature to make any decision on rezoning without a traffic study as well as an environmental impact study. “Definitely there will be a change in traffic flow and without knowing the traffic counts, you’re making a blind decision,” she said.

Several citizens echoed the traffic concerns, leaning toward the opinion of fewer houses instead of the higher density the developer is requesting. Elizabeth Narr, a local real estate broker for the past 35 years, mentioned her extensive experience in working with new construction neighborhoods. “The biggest problem I’ve encountered is when you clear land and disturb it is the water flow. I’ve encountered numerous issues. A question I’d like to ask is if any planning has been done on the elevation of these lots? How much elevation will there be on a seventy- five foot set back versus a twenty-five foot setback? How is water going to be prevented from going into the garage?”

She added that drains will have to be in place. “I can’t imagine nineteen driveways, fifty feet wide in succession. I think traffic will be an issue, particularly early morning and afternoons when people are coming and going from work,” Narr added.

Gill Watson, a former teacher in Lexington School District Two, expressed the twin issues of school-related traffic with buses going back and forth and resident-related traffic congestion from visitors for the new homes. “We should be concerned about parking overflow,” Watson said. “The zoo used to have a problem with overflow parking until signs went up. I can only imagine when folks have guests over all year long that when they don’t have enough space to park their cars, some people will park on the easement on both sides of Botanical Parkway. And when we see people parking there all the time, emergency vehicles may not be able to get through easily. We’re setting ourselves up for trouble.”

The loss of habitat for birds and wildlife are also concerns of the public, wondering what can be done to mitigate the destruction of the trees that are home to a large population of deer.

Mayor Tem Miles and Council Member Jimmy Brooks were in the audience but not participating in the commentary. The rezoning question will come before the full West Columbia City Council at the July 10th meeting.

Seven members of the planning commission were present, including. William G. “Gary” Prince, Chairman, Sarah Mattern, Jason Speake, Ruth Summers, David Yoder, Brian Taylor and Lainie Lewis.

“Tonight is only a recommendation. It’s just the first step and wouldn’t change anything,” said Gary Prince. “Should it be rezoned or do we kick it back to the builder and say come up with something else?”

After the public comment period ended, a motion was made to deny recommending the zoning change to City Council. It was passed unanimously. Once the recommendation is received by the full council, no additional public input will be sought. West Columbia City Council is not bound by the recommendation and can decide to proceed or to heed the vote to deny.

The next meeting of the West Columbia Planning Commission is July 24th at West Columbia
City Hall.

 

 

Melissa Sprouse Browne is a high energy executive who carries several business cards and juggles multiple business ventures. A South Carolina native, she attended the University of South Carolina with a major in Criminal Justice and a minor in Journalism. She has written for several local and regional publications, as well as has three published books: My Best Friend is a Liar, the Real Life Story of a World Class Con Artist; The Caregiver’s Training Program and The 755th Field Artillery Battalion: A Unit History during World War II. She is currently the managing broker of South Carolina Realty, partner in the Real Estate School of South Carolina, owner of The Marketing Division, a boutique ad agency and Cora Care, a senior care consulting firm.

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