NEWBERRY COUNTY — After relocating to Piedmont Technical College to accommodate a larger crowd, Newberry County Council heard and discussed a series of ordinances that would rezone various parcels to Single Family Residential (RSM).
The nine proposed parcels are bounded to Hollands Landing Road, Granny Hill Road, Circle H Woods Road and Peninsula Drive, all in Prosperity. Currently, the various parcels are zoned General Commercial, Limited Commercial, R2 Rural or Single Family Residential (RS), according to Anne Peters, director of Planning and Zoning for Newberry County. All together, these parcels make up approximately 200 acres.
The purpose of the rezoning is so developer, American Land Holding, can accommodate a housing development known as Palmetto Pointe Cottage Community — according to a facts sheet provided by Newberry County staff.
The reason American Land Holding is requesting the change to RSM was due to the fact they wanted to do what is called a cluster development. Peters said the zoning code allows you to do “half of the minimum requirements” for RSM a minimum sized lot is 15,000 square feet — and it would be allowed to be 7,500 square feet, for the purpose of a cluster development.
Prior to council taking a vote, they heard from the developers, and several concerned residents who live in that community.
“I understand we have some concerns here, I’m hoping with today, and as we go forward with this process, we can continue to help get everybody informed,” said Dean Sinatra, managing partner with American Land Holdings.
Sinatra said American Land Holding is based out of Charlottesville, Virginia — where their parent company is. He said American Land Holding does one thing — waterfront.
“We are focused on waterfront, we know what we are doing, we’ve done a lot of these,” he said.
One concern of the residents is that manufactured homes are permitted under RSM.
“I can tell you with complete certainty, we have no interest in doing manufactured homes,” Sinatra said.
Sinatra added that they recently developed in Saluda County, a development called Palmetto Pointe. He said they had 98 lots in that area and they sold 86 since October, and he said they should be sold out in the spring.
“I think Saluda County would tell you, there is a high demand for what we are offering,” he said. “Ninety percent of our customers buying, and have bought, at Palmetto Pointe are not residential customers. We focus on customers in the recreation market — looking for a second home.”
Sinatra cited recent data from his company over the last 20 years, and said their demographics are 45-60 years old, retired, looking for a second home.
“We are a financially viable organization, heard concerns we are a developer that will come and go. That is not us, not what we do. We pay cash for our projects, cash bonds for construction of our projects. We are committed, and we will stay as long as we have to stay,” he said.
Sinatra said they will have high level amenities — club houses, park areas, multiple recreation congregation areas, boat storage, etc. Sinatra noted that there are already boat docks out there.
“We plan for this to be a very high quality community, very in line with how we’ve done other developments,” he said.
Sinatra said their average price point on an interior lot is $80,000 and waterfront lots are upwards of $175-200,000. He said in Saluda, they’ve got to $350,000 for their lots.
Sinatra said they have about four to five cottage plans, with color restrictions, and will utilize quality material. The cottages will be a minimum of 1,400 (leaning more toward 1,500) square feet and up to 2,200-2,300 square feet. This will also be a homeowners association community. Sinatra said there will be about 130 units in this particular cluster.
When it comes to a cluster development, Sinatra cited a recent publication’s definition of a cluster, “attempts to achieve balance between growth and preservation, open space, in a rural and suburban setting. Clustering homes on smaller portion of land. Additional land becomes protected as a common space, common space can protect wetlands, farm lands, floodways, wildlife habitats, woodlands and more.”
“Social and recreation advantages, preservation of critical areas and site specific attributes give the development a greater sense of place. Trail networks provide more frequent opportunities for casual interactions between residents that exist in the cluster subdivision. Largely, between these two factors, residents often report an increase in a sense of community.”
“Exactly what we are trying to create,” he said.
Sheldon Bower, of Parker Design Group, spoke on what could end up going in this location, with the current zoning, compared to what they are offering.
“Today, approximately 114 are zoned R2 — that zone allows for manufactured homes today, also requires one acre minimum lot size. Approximately seven acres is RS — half an acre lot size, minimum,” he said. “The rest of it, 14-15 acres, is commercial, set up to provide some type of business years ago. Look at the allowances, everything from hotels, motels, bars, restaurants, bed and breakfasts — to me, all types of uses that can be supported on a waterfront development.”
Bower said American Land Holding is not interested in commercial property.
He said under the current zoning, someone could build, in his opinion, 180 lots on RS or R2, not to mention what they could build commercially.
“The existing zoning today allows for a very intense use,” he said. “Look at what it can be, versus what we are asking. I personally think we are cleaning up a zoning mess of commercial and mixed residential.”
Bower also discussed concerns that were addressed prior to this meeting. When it comes to wildlife, he said they are in the process of talking to a consultant to get a study on the wildlife there — to make sure there are no endangered species.
“If there are, we’ll have to protect those,” he said. “For environmental aspects, there are regulations that require the protection of those, we are evaluating those.”
When it comes to concerns of sewage overflows, and existing infrastructure, he said they know there are upgrades that need to take place.
“The developer will pay for those upgrades and will be installing what is necessary,” he said.
Many residents in the community surrounding the proposed development spoke about their concerns. One resident was Harold Beaty, chairman of the Plantation Pointe Homeowners Association — which is near this proposed development.
“This is the first time many residents have seen or heard the plans. They are going to digest them, get to our board and tell us their concerns. We will relay those and hopefully sit down with the developer,” he said. “I already know, we are opposed to having mobile homes.”
Beaty said after this meeting, they will be better prepared to come to the second and third reading to let council know about any concerns.
“Right now, our residents are in the learning phase and will be letting us know about their concerns,” Beaty said.
One resident, Kevin Banks, brought up the situation of the sewer lift station. He said the lift station frequently overflows, and is concerned the proposed addition of new homes, and new customers, could worsen the situation.
Other concerns from residents included, but not limited to, sediment in the drinking water, eagle habitat, increased traffic, the existing roads.
Prior to a vote, Councilman Kirksey Koon said he hopes that the developer and the current residents could set up a meeting to address any and all concerns. He also said that maybe council or staff could provide a meeting place.
Councilman Steve Stockman, the representative for this area, said he shared the feelings of the residents in attendance.
“I’ve been living in that community my whole life — it is a peaceful community, calm, certain harmony down there beyond anything else. The cluster fact just doesn’t sit well with me at all, some other type subdivisions, little nicer homes, done on a different standard — might be for that,” he said. “Cluster creates a situation, have a lot of traffic, not only on the roads, but on the waterways. I can’t support changing the zoning on this property right now.”
Council discussed tabling the first reading until after the developer and current residents could meet. However, Councilman Henry Livingston suggested they go ahead with the first reading, as a way to make sure the meeting happens between the two groups, since there would be a second reading to come.
Councilwoman Harriett Rucker made a motion to approve the first reading of the first ordinance to rezone, and Councilman Travis Reeder seconded.
Reeder added an amendment that they hold off on having a second reading until the March 4 meeting, to give the property developer a chance to meet with the residents. This amendment was seconded by Rucker.
The first reading was approved by a 5-2 vote, with Rucker, Reeder, Livingston, Koon and Councilman Johnny Mack Scurry voting in favor, and Stockman and Councilman Scott Cain voting against.
After getting the developer’s approval, and amending the agenda to combine the other eight ordinances, council approved the first reading of the other eight ordinances by a 5-2 vote (same as above). Those ordinances will also not come up for a second reading until March.
