Blythewood Residents Speak Out Against Rezoning
COLUMBIA – The Richland County Planning commission heard a request Monday night, Dec. 2, for a rezoning that would allow as many as 300 apartment units on almost 20 acres located on Wilson Boulevard immediately south of Turkey Farm Road. The address of the 19.8-acre property is 10141 Wilson Boulevard (TMS # R14800-05-11).
In a 6 – 2 vote, the commission made a recommendation to Richland County Council to disapprove of the request. However, the commission’s recommendation is non-binding on county council which will take the first of three votes on the matter at a zoning public hearing to be held at 6 p.m., on Tuesday, Dec. 17, at the county council chambers, 2020 Hampton Street in Columbia.
The applicant, DuBose Williamson, representing Canvas Residential Partners out of Charlotte, is requesting the property be rezoned from HM (Homestead) zoning classification to GC (General Commercial) zoning which would allow for multi-family living units as well as commercial development and light industrial uses.
According to Richland County Zoning Director Geo Price, the parcel lies within the neighborhood low density designation of the county’s comprehensive plan, and is not located within a neighborhood activity center as prescribed by the comprehensive plan.
“The staff recommends ‘Disapproval’,” Price said, “because the requested zoning is not consistent with the recommendations of the comprehensive plan.”
In an email to The Voice, Price also clarified that the rezoning request is for the General Commercial (GC) zoning designation.
“Any uses permitted outright within the GC zoning district would be allowed on the parcel,” Price wrote. “While the applicant has expressed an intent to establish a multi-family use on the property, approval of the requested rezoning does not limit the applicant to this specific use.”
Granting the rezoning request would allow not only the 300 apartments, but it would allow the property owner to use the land for a broad range of almost 100 commercial uses characterized primarily by retail, office, and service establishments, in a primarily automobile-oriented environment, according to the county’s planning staff’s report. Those permitted uses include fleet terminals, service stations, heavy vehicle wash facilities, as well as manufacturing, assembly, and light fabrication.
Based upon a gross density calculation, the maximum number of units for this site is approximately 317 dwelling units, according to the staff report.
The area where the 19.8-acre property is located is primarily characterized by undeveloped parcels, and residential properties. Eight Blythewood residents who live in proximity to the parcel spoke out Monday night against the rezoning.
Fourth generation owner of property on nearby Folk Road, Janet Robinson, told the commission they must stop approving development within the Hawkins Branch watershed.
“It’s imperative that this county learns from what happened in 2015,” Robinson said. “My property has been irreparably damaged because of this kind of development permitted in the watershed. This is irresponsible development and has to stop.”
Longtime Turkey Farm Road resident Glen Didyoung said he recognizes growth is coming, but called for smart growth that maintains the integrity of the existing area landscape.
“Smart growth considers the consequences of inappropriate rezoning,” Didyoung said. “To inappropriately alter the landscape of the neighborhood by changing the zoning and to fit a plan – that doesn’t fit – into the landscape of the area is not smart growth. Apartments and businesses don’t fit in this neighborhood.”
Ryan Copeland said he’s only lived in Blythewood for four years, and enjoys the peace and quiet of his neighborhood.
“I want to protect the integrity of this area,” Copeland said. “The density of 300 apartments would equate to 450 additional cars – a lot of development in this area has not been planned well.”
Westwood High School is located on Sharpe Road West, approximately 3/4 of a mile southwest of the subject parcel.
The 2015 Richland County Comprehensive Plan, “PUTTING THE PIECES IN PLACE”, designates this area as Neighborhood (Low Density). Low-density, single-family neighborhood developments are preferred in this area, the staff report states.
Price told the commission that the planning department’s staff recommends ‘Disapproval’ of this map amendment as it is not consistent with the 2015 Comprehensive Plan recommendations.
“Although the proposed map amendment would allow for retail and commercial uses along a primary road,” Price said, “the subject site is not located within a Neighborhood Activity Center and is not within a contextually-appropriate distance from an intersection, as prescribed by the Comprehensive Plan.
The issue will be on the Richland County Council’s Dec. 17 agenda for a rezoning public hearing and the first of three votes council will take on the rezoning. That is the last chance the public will have to publicly address council concerning the proposed development. Those wishing to address council about the rezoning should arrive a few minutes early to sign up to speak. The public will not be allowed to speak at the two meetings where the last two votes are taken.
Council chambers are located in the Richland County government building, 2020 Hampton Street in Columbia.