Jim Fair
Brushy Creek Road residents were resistant to two housing developments virtually across the street from each other.
Council amended two ordinances in response to the residents' request to eliminate or limit two subdivisions that would have meant more than 150 new homes virtually across the street from each other.
• The issue
Developer Tim Elder sought to build two high-density subdivisions virtually across from each other on Brushy Creek Road. Annexation and zoning changes were asked for the following two ordinances.
1) Ordinance Number 11-2016: Elder requested RM-2, to construct 84 single-family attached dwellings on 21 acres at 2941 and 2912 Brushy Creek Road. Existing zoning is in Greenville County as R-15 single family. Owner of the property is Grace Christian Church.
2) Ordinance Number 12-2016: Elder, requested RM-2, to construct about 72 single-family attached dwellings on 9.81 acres at 2916 Brushy Creek Road. Existing zoning is in Greenville County as R-12, single family. Owner of the property is Irene Ponder.
Brushy Creek residents opposed building the two subdivisions saying the additional proposed 150-plus homes would create an additional burden on the already heavily traveled Brushy Creek Road and threatening safety of current homeowners and their children.
• Council’s class discussion
Mayor Rick Danner and Planning and Zoning Coordinator Glenn Pace educated approximately 20 Brushy Creek residents with about a 90-minute “seminar” on the difference in zoning classifications – basically the higher density of RM-2 versus the lower density RM-12 and RM-15. The Design Review District, requesting specific plans to be presented to the Planning Commission, was also explained. It would come into play in Council’s decision.
It is not unusual for Council to present clarifications or discuss ordinances and zoning requests before making a final decision. Typically the mayor and a city supervisor will present the information in a question and answer format with the remaining council members deferring to the participants, for the most part.
Traffic study
No traffic study was done when Elder elected to commit to two turn lanes, one at each subdivision, at the discretion of the South Carolina Department of Transportation.
The decision
Ordinance Number 11-2016: Councilman Jay Arrowood amended the ordinance as R-12 single family with councilman Wayne Griffith seconding. Motion approved, 7-0.
What it means: About 48 single-family homes can be built on the 21-acres tract, a density reduction of about 36 homes. Home prices will begin around $225,000.
Ordinance Number 12-2016: Elder withdrew his request for RM-2 and will re-issue a zoning request for Design Review District.
What it means: The plans for the 9.8 acre tract returns to the planning commission to allow for about 41 single family homes, non-attached, with a density reduction of 31 from the original plans. Elder will submit plans under a more specific plan and any modifications will have to be made before commissioners. Home prices will begin around $250,000.
The total reduction for both parcels is about 60 percent.