Dozens gathered May 15 to offer input at the Greenville Planning Commission’s latest public hearing about the proposed overhaul of the city’s development code. Photo by Megan Fitzgerald

As city planning staff continue to fine-tune the proposed overhaul of Greenville’s development code while also continuing to seek public input, several key changes inspired by that input have already been incorporated into the latest version.

Many of those changes were highlighted in the latest planning commission public hearing conducted May 15 at the Prisma Health Welcome Center at Unity Park.

Here’s a quick overview of some of the most significant changes prompted by community feedback.

Affordable housing bonuses

Based on input from the development community suggesting the initial draft language was confusing and in some cases overly burdensome, the section detailing affordable housing bonuses was extensively amended to reflect that input, according to Edward Kinney, principal landscape architect with the city’s planning and development department.

The bonus system aims to ensure at least 15% of new housing is reserved for income-restricted units for affordable housing by granting increased height and density allowances for projects that meet the requirement.

Such input-driven changes are an example of how the new code is meant to both provide crucial clarity and yet remain flexible enough to adapt to the changing needs of the city, according to Shannon Lavrin, assistant city manager for planning and development.

Nicholtown affordable housing ribbon cutting
Two new affordable housing units were unveiled in the Nicholtown community last month. Photo by John Olson

Auxiliary dwelling units

Recognizing the growing trend of homeowners building detached structures to house aging parents or grown children, among others, the new code contains updated language detailing both what an auxiliary dwelling unit is and how it should fit in with the existing character of the house it supplements and the neighborhood in which both are located.

Lavrin says there was both a great deal of public input asking for guidance on ADUs and concern among neighborhood groups about what that language might entail.

The latest changes aim to strike a balance between those concerns, primarily by adding an owner occupancy requirement for at least one of the structures (either the ADU or the primary residence) and by limiting ADU size to a maximum of 1,000 square feet.

The new language also includes height and setback requirements, which means many lots within the city will be too small to permit an ADU.

Lavrin says much of the section dealing with ADUs was inspired by guidance provided by AARP, whose website offers a range of resources guiding both homeowners and policy officials on ADUs.

“What we’re trying to do is make sure (ADUs) don’t disrupt existing neighborhoods,” Lavrin says. “We know they’re happening.”

Drive-thrus

Dining-out habits have shifted significantly due to the pandemic and the new code seeks to acknowledge these shifts through updated language governing where drive-through restaurants can be located, according to planning administrator Mary Douglas Hirsch.

Many people now use online ordering through apps for food they will pick up and take home, which has driven many restaurants to incorporate drive-thrus or space for curbside pickup.

Hirsch says the updated code expands the zoning categories where drive-thrus are permitted: in the general business district and by special exception in the MX-2, MX-3 and MX-5 mixed use districts.

Code adaptability

Lavrin says the new development code is meant to be a living document that, from its inception, is designed to be flexible and reviewed regularly.

The proposed code stipulates city council must conduct a review six months after adoption and again at the year mark. Thereafter it is to be reviewed annually.

Once the planning commission finishes its review process, which has included a number of public hearings, it will make its recommendation to Greenville City Council. The council must approved two readings of the new development code ordinance before it takes effect.

For more information, visit the city’s planning and development website at greenvillesc.org/devcode. That page also contains an interactive tool that allows property owners to check the current and proposed zoning status of their property.

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