MINUTES COMMITTEE ON PLANNING AND DEVELOPMENT …...CONCLUSION: The subject site is located near the corner of White Horse Road and Saluda Dam Road. There is also commercial zoning

Greenville County Council Page 1 P and D Committee Minutes November 6, 2017

MINUTES COMMITTEE ON PLANNING AND DEVELOPMENT

November 6, 2017 CONFERENCE ROOM D – COUNTY SQUARE

5:00 PM

Pursuant to the Freedom of Information Act, notice of the meeting, date, time and place of the agenda was posted on the bulletin board at the entrance of the Council Office and

mailed to the newspapers, radio stations, television stations and concerned citizens.

COMMITTEE MEMBERS PRESENT: Lynn Ballard, Chairman Sid Cates, Vice Chairman

Mike Barnes Ennis Fant Rick Roberts

COMMITTEE MEMBERS ABSENT: None STAFF PRESENT: Teresa Barber Phoenikx Buathier Dean Campbell Paula Gucker Helen Hahn Sarah Holt Hesha Gamble Kris Kurjiaka Alan Willis OTHER COUNCIL MEMBERS PRESENT Butch Kirven Xanthene Norris PLANNING COMMISSION MEMBERS PRESENT Steven Bichel

Nick Hollingshad Metz Looper Dave Stevenson


CALL TO ORDER Chairman Ballard called the meeting to order at 4:30 p.m.

INVOCATION

Mr. Barnes provided the invocation. The approval of minutes will be after the Zoning Dockets

ZONING DOCKETS

Ms. Buathier presented the following: DOCKET NUMBER: CZ-2017- 58 APPLICANT: Michael Evette for Caissa III, LLC PROPERTY LOCATION: White Horse Road PIN/TMS#(s): B014000101800 EXISTING ZONING: R-10, Single-Family Residential REQUESTED ZONING: C-2, Commercial ACREAGE: 0.19 COUNCIL DISTRICT: 19 – Meadows ZONING HISTORY: The parcel was originally zoned R-10, Single-Family Residential

in April 1972, as part of Area 3. EXISTING LAND USE: vacant land


AREA CHARACTERISTICS: WATER AVAILABILITY: Greenville Water SEWER AVAILABILITY: Berea Sewer FUTURE LAND USE: The subject property is part of the Berea Community Plan

designated as Commercial/Office. DENSITY WORKSHEET: The following scenario provides the potential capacity of

residential units based upon county records for acreage.

A successful rezoning may add up to 2 dwelling units. ROADS: White Horse Road: six-lane State-maintained major arterial TRAFFIC: SUMMARY: The subject parcel zoned R-10, Single-Family Residential, is 0.19

acres of property located on White Horse Road approximately 0.1 miles west of the intersection of White Horse Road and Saluda Dam Road. The parcel has approximately 85 feet of frontage along White Horse Road. The applicant is requesting to rezone the property to C-2, Commercial.

The applicant states the proposed land use is for parking for

adjacent commercial property. CONCLUSION: The subject site is located near the corner of White Horse Road

and Saluda Dam Road. There is also commercial zoning to north, east and west of the subject site. Staff is of the opinion this intersection located along White Horse Road is a highly commercialized area and rezoning to C-2, Commercial would be appropriate. The requested rezoning would also be consistent with the Berea Community Plan.

Direction Zoning Land Use North R-12 and C-3 single-family residential and car lot East C-2 convenience store and gas station South R-10 single-family residential West C-2 convenience store

Zoning Zoning Density Acres Total Units Current R-10 4.4 units/acre

0.19 1 units

Requested C-2 16 units/acre 3 units

Location of Traffic Count Distance to Site 2007 2013 2016 White Horse Road 1,760’ N 28,400

22,400

-21.1%

29,900 33.5%


Based on these reasons staff recommends approval of the

requested rezoning to C-2, Commercial. Planning Commission recommended approval.

Mr. Barnes asked if the parcel was a fifth of an acre. Ms. Buathier stated that was correct.

Chairman Ballard stated Mr. Meadows was against the request and asked the Committee to deny the request. Dr. Cates asked staff what the applicant was going to do with the property. Ms. Buathier stated the applicant stated he would use it for parking for the adjacent Commercial property. Dr. Cates stated he respected Mr. Meadow’s opinion, but to have an almost unanimous approval from the Commission and recommendation of approval from staff, it makes it difficult to turn down the request. He asked staff about the Comprehensive Plan. Ms. Buathier stated it was consistent with the Berea Community Plan. Mr. Roberts asked if the property was surrounded by C-2 zoning. Ms. Buathier stated that was correct except for one small property with a single-family home. Chairman Ballard stated he was not advocating anything, just relaying the feelings of the Councilman from that district. Mr. Roberts stated he felt along the same lines as Dr. Cates. He would like to listen to someone in the district, but without hearing more reason for objection, it looks like the property is surrounded by C-2 and being a small piece of property used for parking, he made the following:

MOTION: By Mr. Roberts to approve CZ-2017-58. Dr. Cates asked if there were an objection to hold the item. Chairman Ballard interjected and stated the Committee could forward the item to full Council, where Mr. Meadows would be present. Dr. Cates asked if the item was denied, would it take an extra vote at full Council.

Dean Campbell, Assistant County Attorney stated they would need a super majority, which would be eight votes, if the Committee denied the request.


The motion to approve CZ-2017-58 failed by a vote of two in favor (Roberts and Ballard) and two opposed (Barnes and Cates).

***** Chairman Ballard held the vote until Dr. Fant returned.

Aerial Photography, 2017


Zoning Map


Future Land Use Map


Ms. Buathier presented the following: DOCKET NUMBER: CZ-2017- 59 APPLICANT: Anthony Vallozzi for Donald Marvin Bragg PROPERTY LOCATION: 810 West Bramlett Road PIN/TMS#(s): 0126000501300 and 0126000501400 EXISTING ZONING: R-7.5, Single-Family Residential REQUESTED ZONING: C-1, Commercial ACREAGE: 0.25 COUNCIL DISTRICT: 23 – Norris ZONING HISTORY: The parcel was originally zoned R-7.5, Single-Family in June

1973, as part of Area 4A. EXISTING LAND USE: vacant building and vacant land AREA CHARACTERISTICS: WATER AVAILABILITY: Greenville Water SEWER AVAILABILITY: Parker Sewer FUTURE LAND USE: The subject property is part of the Imagine Greenville

comprehensive plan and is designated as Residential Land Use 3 which prescribes 6 or more units per acre.

DENSITY WORKSHEET: The following scenario provides the potential capacity of

residential units based upon county records for acreage.

A successful rezoning may add up to 2 dwelling units.

Direction Zoning Land Use North S-1 body shop East R-7.5 single-family residential South R-7.5 single-family residential and parking lot West S-1 parking lot

Zoning Zoning Density Acres Total Units Current R-7.5 5.8 units/acre

0.25 1 units

Requested C-1 12 units/acre 3 units


ROADS: West Bramlett Road: two-lane State-maintained minor collector Belk Street: two-lane County-maintained local TRAFFIC: SUMMARY: The subject parcel zoned R-7.5 Single-Family Residential, is 0.25

acres of property located on West Bramlett Road approximately 0.6 miles southeast of the intersection of West Parker Road and West Blue Ridge Drive. The parcel has approximately 90 feet of frontage along West Bramlett Road and 160 feet of frontage along Belk Street. The applicant is requesting to rezone the property to C-1, Commercial.

The applicant states the proposed land use is for a

restaurant/coffee shop. CONCLUSION: The subject site is the location of an old City View office

building. The property over decades has been used as a legal non-conforming commercial use. There is S-1, Service zoning to the north and west of the property, along with other commercial and service zoning along that side of West Bramlett Road. Staff believes rezoning this parcel to C-1, Commercial would be an appropriate rezoning due to the surrounding zoning and the existing zoning along West Bramlett Road.


requested rezoning to C-1, Commercial. The Planning Commission recommended approval.

Chairman Ballard stated he had spoken with Ms. Norris and she was in favor of the proposed.

MOTION: By Dr. Cates to approve CZ-2017-59. The motion carried unanimously by voice

vote with one absent (Fant).

Location of Traffic Count Distance to Site 2007 2013 2016 Bramlett Road 1,435’ W 3,000

2,500

-16.6%

3,000 20%




Zoning Map


Future Land Use Map

Ms. Buathier presented the following: DOCKET NUMBER: CZ-2017- 60 APPLICANT: James D. McCutchen, Jr. or Timothy L. Buchanan, Jr., CCAD

Engineering, LLC, for V Go Holdings, LLC PROPERTY LOCATION: 1335 Cedar Lane Road PIN/TMS#(s): B012000101900 EXISTING ZONING: C-3, Commercial and R-10, Single-Family Residential REQUESTED ZONING: S-1, Services ACREAGE: 7.80 COUNCIL DISTRICT: 19 – Meadows ZONING HISTORY: The parcel was originally zoned R-10, Single-Family Residential

and R-M20, Multifamily Residential in April 1972, as part of


Area 3. There was a successful C-3, Commercial rezoning request for a portion of the parcel in 2012, CZ-2012-18.

EXISTING LAND USE: convenience store and gas station and vacant wooded land AREA CHARACTERISTICS: WATER AVAILABILITY: Greenville Water SEWER AVAILABILITY: Berea Sewer FUTURE LAND USE: The subject property is part of the Berea Community Plan

designated as a portion of it along Cedar Lane Road as Commercial/Office and the rear portion of it as Low Density Residential.

ROADS: Cedar Lane Road: four-lane State-maintained minor arterial TRAFFIC: SUMMARY: The subject parcel zoned C-3, Commercial and R-10, Single-

Family Residential, is 7.8 acres of property located on Cedar Lane Road approximately 0.8 miles west of the intersection of Cedar Lane Road and West Blue Ridge Drive. The parcel has approximately 315 feet of frontage along Cedar Lane Road. The applicant is requesting to rezone the property to S-1, Services.

The applicant states the proposed land use is for a climate

controlled warehouse/self-storage. CONCLUSION: Cedar Lane Road is a four lane state-maintained road. Currently

there is a gas station with a convenience store on the subject site. The Berea Community Plan recommends commercial and office uses along the front half of the parcel. The back half of the parcel has a recommendation of Low Density Residential. Staff is of the opinion rezoning the subject site to S-1, Services could have negative impacts on the adjacent residential

Direction Zoning Land Use North R-10 and C-2 single-family residential and retail East C-2 and S-1 retail and auction site South R-10 and S-1 church and mini-warehouses West R-10 recreation

Location of Traffic Count Distance to Site 2007 2013 2016 Cedar Lane Road 6,750’ E 17,500

18,700 6.9%

17,200 -8%


neighborhood. Staff has concerns about the allowable uses in an S-1, Services zoning district while abutting an established single-family residential neighborhood. The requested rezoning is also not consistent with the Berea Community Plan.

Based on these reasons staff recommends denial of the

requested rezoning to S-1, Services. The Planning Commission had no recommendation.

Dr. Cates asked staff if he was correct and this would not fit with the Berea Plan.

Ms. Buathier stated the front portion states Commercial Office in the plan and the back half low density residential. Mr. Roberts asked what section did staff mention there was an issue with. Ms. Buathier stated staff had concerns over the S-1 zoning and the allowable uses. Dr. Cates asked staff to remind the Committee what could be in an S-1 Zoning District. Ms. Buathier read the various businesses that could occupy and S-1 Zoning District. Chairman Ballard stated he had spoken with Mr. Meadow’s ad they both agreed having something sent to the Committee from the Commission with no recommendation is a very rare occurrence. He stated as he understood the Commission did not have a full house, one of the Commissioners was absent and therefore resulted in a tie vote. Chairman Ballard stated Mr. Meadows suggested sending the item back to the Planning Commission for all nine of the Commissioners to vote and forward the item back to the Committee.

MOTION: By Dr. Cates to return CZ-2017-60 back to the Planning Commission. The

motion carried unanimously by voice vote with one absent (Fant).




Zoning Map


Future Land Use Map, Berea Community Plan

Ms. Buathier presented the following: DOCKET NUMBER: CZ-2017- 61 APPLICANT: Robert Wayne Dayton, Jr. for Houses & Then Some, Inc. PROPERTY LOCATION: 211 Roper Mountain Road Extension PIN/TMS#(s): 0540010101009 EXISTING ZONING: R-20, Single-Family Residential REQUESTED ZONING: O-D, Office District ACREAGE: 0.47 COUNCIL DISTRICT: 22 – Taylor ZONING HISTORY: The parcel was originally zoned R-20, Single-Family Residential

in May 1971, as part of Area 1. EXISTING LAND USE: single-family residential


AREA CHARACTERISTICS: WATER AVAILABILITY: Greenville Water SEWER AVAILABILITY: Metro Sewer FUTURE LAND USE: The subject property is part of the Imagine Greenville

comprehensive plan and is designated as Residential Land Use 2 which prescribes 3 to 6 units per acre.

ROADS: Roper Mountain Road Extension: two-lane State-maintained

minor collector TRAFFIC: SUMMARY: The subject parcel zoned R-20, Single-Family Residential, is 0.47

acres of property located on Roper Mountain Road Extension approximately 0.5 miles southeast of the intersection of Roper Mountain Road Extension and Pelham Road. The parcel has approximately 140 feet of frontage along Roper Mountain Road Extension. The applicant is requesting to rezone the property to O-D, Office District.

The applicant states the proposed land use is for realty office. CONCLUSION: The applicant is requesting to rezone the property to O-D,

Office District. There are single-family residences to the east and north of the subject site with R-20, Single-Family Residential zoning surrounding it. Staff is of the opinion the requested rezoning would not be consistent with the surrounding zoning or land uses. The requested rezoning is also

Direction Zoning Land Use North R-20 single-family residential East R-20 vacant land South R-M20 school West R-20 single-family residential

Location of Traffic Count Distance to Site 2007 2013 2016 Roper Mountain Road Extension 730’ NW 11,300

9,400

-16.8%

12,000 27.6%


not consistent with Imagine Greenville Comprehensive Plan which recommends Residential Land Use 2.


requested rezoning to O-D, Office District. The Planning Commission recommended denial.

Chairman Ballard stated Dr. Taylor phoned him and said the road would be having some work done and additionally, there were other concerns he had. Dr. Taylor requested the Committee deny the request.

MOTION: By Mr. Roberts to deny CZ-2017-61. The motion carried unanimously by voice




Zoning Map


Future Land Use Map


Ms. Buathier presented the following: DOCKET NUMBER: CZ-2017- 62 APPLICANT: John Bailey for JB RV and Boat Storage PROPERTY LOCATION: 2764 S. Old Highway 14 PIN/TMS#(s): 0530030100900 (portion) EXISTING ZONING: R-S, Residential Suburban REQUESTED ZONING: S-1, Services ACREAGE: 2.16 COUNCIL DISTRICT: 21 – Roberts ZONING HISTORY: The parcel was originally zoned R-S, Residential Suburban in

May 1971, as part of Area 2. EXISTING LAND USE: mini-warehouse AREA CHARACTERISTICS: WATER AVAILABILITY: Greenville Water SEWER AVAILABILITY: No Sewer FUTURE LAND USE: The subject property is part of the Imagine Greenville

comprehensive plan designated as an Employment Center. ROADS: Old Highway 14: two-lane County-maintained local road (In

Spartanburg County) TRAFFIC: No traffic counts in proximity of Old Highway 14.

Direction Zoning Land Use North R-S and Unzoned vacant wooded land East Unzoned body shop and single-family residential South R-S and Unzoned single-family residential West R-S single-family residential


SUMMARY: The subject site zoned R-S, Residential Suburban, is 2.16 acres

of property located on Old Highway 14 approximately 0.75 miles south of Highway 14 and I-85 interchange. The parcel has approximately 500 feet of frontage along Old Highway 14. The applicant is requesting to rezone the property to S-1, Services.

The applicant states the proposed land use is for Boat and RV

storage. CONCLUSION: The subject site is located in both Greenville County and

Spartanburg County and with an existing storage building on the site. Staff is of the opinion, due to its unique location in both counties, and the existing land use as a storage building on this parcel, rezoning the parcel to S-1, Services would be an appropriate rezoning. The requested rezoning is also consistent with the Imagine Greenville Comprehensive Plan.


requested rezoning to S-1, Services. The Planning Commission recommends approval.

MOTION: By Mr. Roberts to approve CZ-2017-62. The motion carried unanimously by voice




Zoning Map


Future Land Use Map


Ms. Buathier presented the following: The item was returned to the Committee from the County Council DOCKET NUMBER: CZ-2017-57 APPLICANT: Jamie McCutchen, CCAD Engineering for Steve McNair PROPERTY LOCATION: Old Spartanburg Road PIN/TMS#(s): 0538030102000 EXISTING ZONING: R-12, Single-Family Residential REQUESTED ZONING: R-M10, Multifamily Residential ACREAGE: 1.21 COUNCIL DISTRICT: 22 – Taylor ZONING HISTORY: The parcel was originally zoned R-12, Single-Family Residential

in May 1970, as part of Area 1. EXISTING LAND USE: vacant wooded AREA CHARACTERISTICS: WATER AVAILABILITY: Greenville Water SEWER AVAILABILITY: Taylors Sewer FUTURE LAND USE: The subject property is part of the Imagine Greenville

comprehensive plan and is designated as Residential Land Use 2 which prescribes 3 to 6 units per acre.

Direction Zoning Land Use North R-M5 single-family residential East PD single-family residential South R-12 recreation West R-12 recreation (Pavilion)


DENSITY WORKSHEET: The following scenario provides the potential capacity of residential units based upon county records for acreage.

A successful rezoning may add up to 8 dwelling units. ROADS: Old Spartanburg Road: four-lane State-maintained minor

collector TRAFFIC: SUMMARY: The subject parcel zoned R-12, Single-Family Residential, is 1.21

acres of property located on Old Spartanburg Road approximately 0.45 miles southwest of the intersection of Old Spartanburg Road and Brushy Creek Road. The parcel has approximately 260 feet of frontage along Old Spartanburg Road. The applicant is requesting to rezone the property to R-M10, Multifamily Residential.

The applicant states the proposed land use is for townhomes. CONCLUSION: The subject site is located along Old Spartanburg Road, a four

lane state maintained road. To the north of the subject site, across Old Spartanburg Road, R-M5, Multifamily Residential zoning is present with a max of 5 units per acre. On the same side of the requested rezoning along Old Spartanburg Road, a recreational facility zoned R-12, Single family Residential with a max of 3.6 units per acre is present to the west and south of the subject site. To the east of the subject site is a residential development, Eastgate Village, which is zoned PD, Planned Development with a density of 2.73 units per acre. Staff is of the opinion the requested R-M10, Multifamily Residential rezoning with a max of 10 units per acre would not be consistent with the abutting densities. The requested rezoning is also not consistent with the Greenville County Comprehensive Plan which recommends Residential Land Use 2 with a density of 3 to 6 units per acre.


requested rezoning to R-M10, Multifamily Residential. The Planning Commission Denied the request. At the Planning and Development Committee on October 2, 2017 the item was denied. At the October 17, 2017 County Council meeting the

Zoning Zoning Density Acres Total Units Current R-12 3.6 units/acre

1.21 4 units

Requested R-M10 10 units/acre 12 units

Location of Traffic Count Distance to Site 2007 2013 2016 Old Spartanburg Road 3,850’ W 19,000

17,200 -9.5%

18,200 5.8%


item was returned to the Planning and Development Committee.

Mr. Roberts stated he understood the item was to be returned to the Planning Commission. Ms. Gucker stated at the Council meeting the request was to return the item to the Planning and Development Committee. She referenced the staff report stating on October 16, 2017 the applicant requested an amendment from the requested zoning of RM-10 to RM-6. The applicant recommended it be sent back to the Planning Commission. Dr. Cates asked Ms. Gucker if the county had purchased a number of homes in the area due to floodplain. Ms. Gucker stated this was an area where the county has purchased a substantial amount of property. Below the area sits Del Norte and Brushy Creek. It is the main stem of Brushy Creek going through there. She stated the county has purchased a considerable amount of property to reduce the flooding and have done one, maybe two stream bank stabilizations. One was done on Chesapeake Court which backs up to this property. Dr. Cates asked about the property being development across Old Spartanburg Road, weren’t they doing a great deal of flood management in that area. Ms. Gucker stated they were required by the County’s Land Development division to build the subdivision to the one-hundred year flood, to make sure there was no adverse impact and no water could come across on to the next property. Dr. Cates asked when the other large property was looked at wasn’t there concern there may be a major flooding problem across Spartanburg Road at that time. Ms. Gucker stated that was correct. Dr. Cates asked if that might be the reason staff was concerned and recommended denial. Ms. Gucker stated she believed staff’s concerns were first the townhomes were inconsistent with the residential property in the immediate area and concerns over flooding. Chairman Ballard asked if there were still concerns even though the property across Old Spartanburg Road had done a great deal of work with the Land Development Division. Ms. Gucker stated there have been a number of complaints from residents across the street at the Kimbrell Road property. There have been during construction some issues with drainage and flooding coming across during construction. She also stated there have been pictures sent in from citizens in the Del Norte area showing water in their


back yard as a result of the construction across the street. Ms. Gucker stated she had spoken with Mr. McCutchen about this issue and was told they were not aware of a pipe and they were trying to adjust for that. Dr. Cates stated he was concerned the county would wind up buying this property as they have done in the other area in Del Norte. Mr. Roberts asked if the requested amendment of R-10 would change staff’s recommendation. Ms. Gucker stated it would not change their recommendation. Mr. Roberts asked what could be done with this land. Ms. Buathier stated it was currently zoned R-12, Single-Family Residential, allowing 3.6 units per acre. She stated they could build a house on the property. Mr. Roberts asked if a house was built would the county be purchasing it due to flooding. Ms. Gucker stated not necessarily, there was less impact with one home versus the condominiums.

MOTION: By Dr. Cates to deny CZ-2017-57. The motion carried unanimously by voice vote

with one absent (Fant). *****At this time Dr. Fant returned to the meeting and Ms. Buathier presented CZ-2017-58. Chairman Ballard explained to Dr. Fant Mr. Meadows had requested the item be

denied. Both the staff and Planning Commission recommended approval. The motion earlier for approval was a tie vote.

Mr. Roberts again stated the property was surrounded by C-2 on each side. It would be for overflow parking and both staff and the Commission recommended approval. He stated he felt the request was appropriate.

MOTION: By Mr. Roberts to approve CZ-2017-58. Mr. Barnes asked what Mr. Meadow’s concerns were.

Chairman Ballard stated Mr. Meadow’s concern was the possibility of another car lot. He asked staff if that could possibly allow a car lot. Ms. Buathier stated they would need an acre and she had researched the property and calculated 0.96 of an acre. Dr. Cates asked what else could be located in a C-2 zoning.


Ms. Buathier provided the Committee with various examples that could locate in a C-2 zoning district. Dr. Cates stated Mr. Meadows concern may be with what possibly could be located there in the future and referenced Dogs on Pelham. Dr. Fant stated he pretty much always votes with the suggestion from the district Councilor. However, he stated in this case he would vote to approve and reserve the right to side with Mr. Meadows at full Council. The motion to approve CZ-2017-58 carried with two in opposition (Barnes and Cates).

Chairman Ballard recognized and thanked the four Planning Commission members in the audience. He recognized Planning Commissioner Mr. Bichel, Judge Looper, Mr. Stevenson, Dr. Hollingshad and Mr. Harrison.

At this time Chairman Ballard noted he omitted the approval of the minutes of the October 2, 2017 Committee and would now accept a motion.

MOTION: By Dr. Cates to approve the minutes of the October 2, 2017 Committee meeting

as presented. The motion carried unanimously by voice vote

UPDATE TO THE LAND DEVELOPMENT REGULATIONS Hesha Gamble, County Engineer addressed the Committee members with a summary of the updates to the Land Development Regulations. The updates address infrastructure issues, traffic issues and environmental issues. Additionally there are a number of endangered plants in the area. The changes will allow the Planning Commission flexibility when approving a subdivision. Staff will have the ability to make conditions to improve traffic standards. The updates are concerns from citizens, Council members, staff and some of the engineering community. Staff will provide electronic copies to the Committee members.

MOTION: By Dr. Cates to approve the Land Development Regulations update. The motion

carried unanimously by voice vote.


ADJOURNMENT

MOTION: By Dr. Cates adjourn. Without objection the meeting adjourned at 5:37 p.m.

Respectfully Submitted, __________________________________ Helen Hahn Administrative Coordinator Greenville County Department of Community Planning and Development

Documents

MINUTES COMMITTEE ON PLANNING AND DEVELOPMENT …...CONCLUSION: The subject site is located near the corner of White Horse Road and Saluda Dam Road. There is also commercial zoning