[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6127662,"mediaKeyId","2661838-1fba65ff83298af134954d672519bd8f","parentId",2661838,"title","Planning commission defers decision on annexation and NC 6.3 zoning for parcel on Toscana Drive after residents raise concerns","audioSeconds",2494,"startMs",2134000,"endMs",4628000,"viewUrl","/Search/View?dp=1&key=2661838-1fba65ff83298af134954d672519bd8f&start=2134&end=4628","thumbnailUrl","https://assets.pipeline.soar.com/2661838-1fba65ff83298af134954d672519bd8f/thumbnail_2134000.jpg","articleUrl","/articles/6127662/Florence-City/Florence-County/South-Carolina/Planning-commission-defers-decision-on-annexation-and-NC-63-zoning-for-parcel-on-Toscana-Drive-after-residents-raise-concerns","mediaUrl","https://secure.pipeline.soar.com/6127662-c951b40bda6cf2f7445e67fb961d3be6/orig.mp4?Expires=1775648625&Signature=AUX3QaqMTkh4d5ilhADfuBwRffJ3BylxlnstYTw1yxO9nWcuKc~1z-~FS9Rw1-HHe6d~07nuS9l6m9BM-nfVmJpSfy7KCVPNRIktIr~yO09YIQrCrT0lp94wPUEhvNonZzSalJtcisQVRr1jMEAWWVpzxgybuaJDiTfR~x0t8baoLQTEuT0x9U4sNaYB3tIXMnzoIOLDwe7HvUBUxqlVSPaNIbfr1smq8bbX04e~ruSJkIe6SFcPHaQLCFmj1mdmsuEaP2pg31vxB2yNE1yl9f7AI8xXuETs6dw0ugRsDN3cABkBUquXN3E7XRJRKX8OuvSQtchCNtp4WxdheYwd2g__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Florence South Carolina","date","2025-03-11T00:00:00Z","article","The Florence City Planning Commission deferred action on a request to annex and zone a portion of a parcel along Toscana Drive to NC 6.3 after residents of the adjacent Villa Toscana neighborhood raised concerns about density, water pressure, buffering and neighborhood character.

Planning staff presented the proposal: the applicant seeks annexation of a front portion of a parcel adjacent to the Villa Toscana subdivision and zoning to NC 6.3 (a district that permits townhouses and conditionally allows multifamily). Staff said the property’s current county status is unzoned and that annexation would subject the parcel to Florence City development standards, buffers and landscaping. The parcel includes a commercial strip (the Home Center) and the applicant proposes subdividing off the indicated residential portion.

Multiple residents from Villa Toscana and the Reserve spoke in opposition or with questions. Ken Winslow, president of the Bill of Tuscada Homeowners Association, asked about unit counts, water pressures (he said prior fire-department testing measured 35 psi in the neighborhood), buffers along the north property line, and maintenance of neighborhood entries. Bob Litchman cited the original plat and said the HOA has historically maintained right-of-way landscaping and expressed concern about access, stormwater/runoff, and traffic. Gloria Lucier described the neighborhood as owner-occupied single-family homes and said 20–27 rental units would be incompatible and could reduce property values; she said some neighbors would not have bought their homes had large multifamily rentals existed adjacent to the neighborhood.

The developer, Louie Hopkins, said his original plan contemplated about 28 units but that staff’s code limit for a 1.4-acre parcel would be about 26 units (one unit per 2,400 sq ft). Hopkins said the parcel is currently unzoned in the county and could be developed there under county rules; he said he would maintain the portion of Toscana Drive adjacent to his property and that he would follow city buffer and landscaping requirements if annexed. Staff confirmed buffers and on-site parking requirements and said the code requires stronger buffers where higher-intensity residential abuts single-family neighborhoods.

Commissioners discussed the trade-off residents face: leaving the parcel unannexed can allow county development with fewer city controls, while annexation and NC 6.3 apply city standards but permit townhouses and (conditionally) multifamily. Commissioners suggested residents and the developer meet to seek compromises. One commissioner moved to defer the item for at least one month to allow parties to negotiate; the motion passed on a voice vote. The item will return to the commission with any agreements or revised plans.","mediaType","Video","parentTitle","City of Florence Planning Commission - March 11, 2025","oneSentenceSummary","Commissioners deferred a recommendation on annexation and NC 6.3 zoning for a parcel on Toscana Drive after extensive public comment from Villa Toscana residents concerned about density, water pressure, buffers and neighborhood character; developer and residents were asked to meet and report back next month.","taxTitle","Florence City, Florence County, South Carolina","taxId",4287,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6127667,"Commission approves sketch plan to subdivide two vacant lots into seven single-family parcels",120,1982000,2102000,"/Search/View?dp=1&key=2661838-1fba65ff83298af134954d672519bd8f&start=1982&end=2102","https://assets.pipeline.soar.com/2661838-1fba65ff83298af134954d672519bd8f/thumbnail_1982000.jpg","/articles/6127667/Florence-City/Florence-County/South-Carolina/Commission-approves-sketch-plan-to-subdivide-two-vacant-lots-into-seven-single-family-parcels","https://secure.pipeline.soar.com/6127667-c60b5bab2c78601fa2680065b81192c3/orig.mp4?Expires=1775648625&Signature=mAugsl9qcsRZWMhIiXS6NOdjpK4M2nGvJaEkEm-GRha3Aibv9tK~EoPanStpMumb~qd5hXUc0VOQmEbbES6PFE3V-LgY9rgJwdf3VYNWdIGdv~zhTG3InGp5dmhtNoTMIdBB3E5rIh0rVQX61IeP3aosQZKVy~Xpu9SNcoE7q8VPrxX7pH3S5P997upLjq8XaAr~PYbS0NgX5MORJyJNXKx9YZav76oyWiNidtm7E30OmXGBQM7FCDVwVynxo9k-p7MQ~7nvnz9vXjdpYC0uAdYrKJEqwva--~9Y8uyhr1NWgLyMsK9Ff6aBxRDU-V0AFUYGeFCZhj6-kWTXSEQ6Nw__&Key-Pair-Id=KUT5TJCACFTXG","The Florence City Planning Commission approved sketch-plan review for a minor subdivision that would resubdivide two large vacant lots at East Pine Street and South Gaylord Street into seven parcels for single-family homes.

Staff said the lots are city-owned and zoned NC 6.1/6.2 and that subdivision into more than four parcels requires planning-commission sketch-plan review. Staff described the proposal as restoring lots to earlier lot sizes and noted the proposed parcels must meet the Unified Development Ordinance lot-size and frontage standards in subsequent review stages.

No members of the public asked to comment on the sketch plan, and commissioners moved to approve the sketch-plan request by motion and voice vote. Staff will proceed with the formal subdivision application and technical plan review under city standards.

The approval authorizes the developer (the city as owner) to submit final plats and engineering for staff and commission review; the lots must meet all design and infrastructure requirements before building permits are issued.","The Planning Commission approved sketch-plan review for subdividing two city-owned vacant lots on East Pine Street and South Gaylord Street into seven single-family lots, clearing the first step for future subdivision approvals and permitting.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6127670,"Commission approves annexation and NC 6.2 zoning for burned property at 1006 West Marion Street",195,1718000,1913000,"/Search/View?dp=1&key=2661838-1fba65ff83298af134954d672519bd8f&start=1718&end=1913","https://assets.pipeline.soar.com/2661838-1fba65ff83298af134954d672519bd8f/thumbnail_1718000.jpg","/articles/6127670/Florence-City/Florence-County/South-Carolina/Commission-approves-annexation-and-NC-62-zoning-for-burned-property-at-1006-West-Marion-Street","https://secure.pipeline.soar.com/6127670-8eff2c3d883fed80f5214b9b7520514c/orig.mp4?Expires=1775648625&Signature=Mfpy4dYI1k93WJ5v3YEQRnJLSSeu~563OnKGYAy3vQ40m2kxkyZktxrOU2RJWvg8h~MGNClXB-JuRcjhAZHBLmc7s-NteQ1EiJcnsaLzDNlN8cXvlzrfyCFZZuiab6vQIpEmG0zRNM8n-Mj4x4z7FwnC1zjrM83tLK9pcRPF~pHc28xkLZqUP4cEKLLP9TDhpzkZOt9tzR1nKyMrwdoT24z-ut702ucQZhVTc9vh7e1afiWEAMLCNhcO0a4DJyCJzTD1lxH~rDbiod0GJtxm5cy7-cf1u9eXrmzrjT~Nv-dDkCO4Hibdcc6pcBCfTGMbAcR6lDdAtI1srmfjHGg1Ew__&Key-Pair-Id=KUT5TJCACFTXG","The Florence City Planning Commission voted to recommend annexation and NC 6.2 zoning for a small, burned-out parcel at 1006 West Marion Street (tax map number 96013-005), a “donut hole” of county territory surrounded by city limits.

Planning staff said the owner requested annexation to obtain city services and assistance demolishing the burned structure so the lot can be redeveloped. Staff noted adjacent properties and the parcels behind the site are already inside city limits, and that the requested NC 6.2 zoning conforms to the neighborhood conservation future land-use map.

One nearby resident, Carol McLean, spoke with questions about impacts to adjacent unannexed properties; staff replied that annexation applies only to the owner-applicant’s parcel and would not change the status of neighboring lots unless those owners seek annexation. After public comment, the commission closed the hearing and approved the annexation and recommended the NC 6.2 zoning by voice vote.

The Planning Commission’s recommendation will be forwarded to City Council for final action on annexation and zoning.","The Planning Commission recommended annexation and NC 6.2 zoning for a burned, unincorporated parcel at 1006 West Marion Street to allow the owner access to city services and a path toward redevelopment.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":91,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6127673,"Planning commission approves small plan-development amendment to add multifamily units near Delmay School",227,1491000,"/Search/View?dp=1&key=2661838-1fba65ff83298af134954d672519bd8f&start=1491&end=1718","https://assets.pipeline.soar.com/2661838-1fba65ff83298af134954d672519bd8f/thumbnail_1491000.jpg","/articles/6127673/Florence-City/Florence-County/South-Carolina/Planning-commission-approves-small-plan-development-amendment-to-add-multifamily-units-near-Delmay-School","https://secure.pipeline.soar.com/6127673-b5d58f0dd0ea15a036389a437f8666a1/orig.mp4?Expires=1775648625&Signature=PCrWyPawcfHAw~hzxZfdXJrpjy6vDwU-RQSFSPMSc7O5hyTHqRlIVLEVra6ZtmUXow-cdIoKFUdEnYQoa0iH2D5k~EJHl5TUiUy5RfkYz5j5~A38iFYr-ne98-vH8EuAbz7m56tSL9nNKujyMD-hcGVW37PUy~ISYTQPe8~A5OojN229Nn2PsVhjTeYJzwYh-5P4RKsj9-~mRcwoIQSwmp1XAdt0561uJRGHlCF~KtchphnB8YFhk-ZwudiGbqC8K6rMJ5R~sjy7ITBgldku8c8rn6Vd~jKCjE4DfnFZaIhdgUmEWl3GiyW6BlOQ75a7pwcEV1nABo4VDb7jYOZj0Q__&Key-Pair-Id=KUT5TJCACFTXG","The Florence City Planning Commission unanimously approved a proposed amendment to the Somerset Acres planned development that changes zoning on a roughly 3.5-acre parcel near the intersection of North Cashewa (Cashwood) Drive and Jefferson Drive to permit higher-density multifamily residential development.

Planning staff told commissioners the portion affected is currently designated B-3 (general business) within the plan development but that the applicant seeks to mirror an existing multifamily area in the development to allow four additional multiunit buildings. Staff presented the parcel’s location in front of Delmay School and explained the amendment is limited to the identified area; the remainder of the plan development would retain its business designation.

No members of the public spoke in opposition during the public hearing. A motion to approve the amendment passed unanimously.

Staff said the amendment is a modest adjustment within the previously approved plan development and that density changes are enabled by the planned-development standards. Commissioners asked no substantive questions and the item moved to approval without further debate.","Commissioners approved a text amendment to the Somerset Acres planned development that rezones a roughly 3.5-acre portion near Jefferson Drive to allow higher-density multifamily residential consistent with the development plan, with no public opposition at the hearing.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6127676,"Planning commission approves amending tower setback rule to allow engineer-certified fall zones",1277,206000,1483000,"/Search/View?dp=1&key=2661838-1fba65ff83298af134954d672519bd8f&start=206&end=1483","https://assets.pipeline.soar.com/2661838-1fba65ff83298af134954d672519bd8f/thumbnail_206000.jpg","/articles/6127676/Florence-City/Florence-County/South-Carolina/Planning-commission-approves-amending-tower-setback-rule-to-allow-engineer-certified-fall-zones","https://secure.pipeline.soar.com/6127676-367c4c76e5d3586204bac846ce0f6331/orig.mp4?Expires=1775648625&Signature=Wj0M8BCreLqKDLNyWwPglfHzfS~DOPM4WAUrrUiD2O1H4aZP7z6rPWciDcZf1FpIx-18CAmwKGpqnvVnTAK89L1VqU8viKuGydZdgPUTvZo8A-1aCNuIZ9PbqY2MN9gghDyEyzXfpnRc7Z4gkLJuvKJQfH0c1jPa-Wx7R5WNbkUCG4rHaf2giVUghsROqE2Vf91jly1RVem05D~lnAkbbPRLRzhh57H1Jwm0bXh8SnN0ycs1xXmFZAZYyfmInFH9Jlaz8fQX2iYlcRQ8M21fwJD0V3AFMhZe4TZqIbEwKQ-VRrL6Nw9W7Yq3bkBF0R~7FIUm6t4ZAobAfpNr7MMrmA__&Key-Pair-Id=KUT5TJCACFTXG","The Florence City Planning Commission voted to approve a text amendment to Section 1-2.806(a)(6) of the Unified Development Ordinance to allow tower and antenna setbacks to be measured by a tower’s certified fall zone rather than by a one-to-one height-to-setback ratio.

The change, requested by Duke Energy, replaces the current code language that requires a tower’s setback from a residential property line equal to the tower’s height (for example, 300 feet for a 300-foot tower) with a requirement that the setback equal or exceed the tower’s fall zone as certified by a professional engineer.

Planning staff said the amendment is prompted by modern tower design and an upcoming tower replacement on North Douglas Street. Staff described the existing tower as end-of-life and said replacement would trigger current standards because the existing tower would be removed. Staff noted other jurisdictions have adopted fall-zone language and that the proposed change would still require any specific tower to seek a special exception from the Board of Zoning Appeals.

Duke Energy representatives said the replacement tower would be self-supporting and designed so that if it failed the structure would fold inward rather than tip over. Sarah Spruill of the law firm representing Duke Energy told the commission the company sought the text amendment because zoning special-exception relief is not permitted under the code for the condition at issue. Patrick Verrier, Duke Energy senior project manager, and Caleb Jurgensen, a licensed engineer with Burns & McDonnell, explained technical aspects of inward-folding designs and how engineers size members to create a controlled failure point in upper sections of a tower rather than at the base.

Commissioners asked about examples of the design failing and about the local setback distances. Caleb Jurgensen said he did not have field examples in the room to show but described the engineering rationale: member sizing to produce an inward fold under extreme conditions. Duke counsel said indemnity and special-exception application requirements provide protections and that final approval of any tower at a specific site would still go to the Board of Zoning Appeals.

After public testimony from Duke Energy’s team, the commission closed the public hearing, moved to approve the text amendment, and approved it by voice vote. The commission chair noted the discussion had been technical and thanked presenters.

The amendment changes how future tower replacements and installations will be evaluated in Florence City and leaves site-specific review and public hearings for subsequent special-exception or permitting steps.","The Florence City Planning Commission voted to amend the Unified Development Ordinance to permit tower setbacks measured by an engineer-certified fall zone rather than a one-to-one height-to-setback ratio, following a presentation by Duke Energy and its consultants.","actionData","errors"]

Article not found

Planning commission defers decision on annexation and NC 6.3 zoning for parcel on Toscana Drive after residents raise concerns

Commission approves sketch plan to subdivide two vacant lots into seven single-family parcels

Commission approves annexation and NC 6.2 zoning for burned property at 1006 West Marion Street

Planning commission approves small plan-development amendment to add multifamily units near Delmay School

Planning commission approves amending tower setback rule to allow engineer-certified fall zones