Hartsville planning consultants present 'One Hartsville' draft master plan emphasizing city center, South Hartsville investments

Hartsville — The Boudreaux Group presented a draft master plan to the Hartsville City Council on March 4 that centers a single civic and economic core while calling for targeted investment in South Hartsville, new housing choices and street improvements meant to improve connectivity and safety.

The plan’s vision, presented by Ryan Bland, senior planner with the Boudreaux Group, was summarized to council as “One Hartsville.” Consultants said that vision is supported by five focus areas: improving connectivity, retaining and elevating the city’s regional position, strengthening the city center, elevating South Hartsville and improving infrastructure. The consultants identified two “catalyst” districts for redevelopment: the Fourth Street and Railroad area and the Eighth Street and Marion Avenue area, both of which include city‑held property intended to spur public and private investment.

Why it matters: consultants and staff said the plan is intended to give the city an actionable framework for investment and decision-making — incorporating guiding principles, a short‑ and long‑term toolkit and an implementation path so the master plan is not merely “a plan on a shelf.” Manager Andrea (last name not specified in the record) told council the plan is about 95% complete and staff will return it for adoption once final edits and a survey or outstanding items are finished. Council and presenters tied adoption to upcoming budget and grant work, including American Rescue Plan Act funds already obligated to local projects.

Most important proposals and supporting details

- City center focus and catalysts: The plan maps a pedestrian‑focused “city center” where existing assets such as City Hall, Pride Park and the Governor’s School overlap within walkable distances. Consultants proposed walkable connections and two primary catalyst areas where city property could anchor mixed‑use redevelopment and entertainment/arts uses.

- South Hartsville neighborhood strategy: Presenters described a multigenerational neighborhood concept for Eighth/Marion that combines adaptive reuse, “missing‑middle” housing (duplexes/triplexes and accessory dwelling units), streetscape and stormwater improvements, and new green spaces. Council members from South Hartsville urged faster timetables and clearer reinvestment commitments. One council member said repeatedly that reinvestment “cannot wait” and pressed for earlier action rather than a multi‑year timeline.

- Complete streets and Marion Avenue example: The plan’s complete‑streets toolkit divides roadways into three types: Type A (larger connector streets), Type B (commercial corridors designed to create a vibrant public realm), and Type C (residential streets). Consultants cited Marion Avenue as an example of varied right‑of‑way widths (noted in the presentation as roughly 40 feet in one segment and 25 feet in another) and proposed easements, street trees, lighting and sidewalks where feasible to connect Marion Cemetery and Scribe Park.

- Housing and zoning reforms: Consultants recommended six housing goals that range from enabling accessory dwelling units and infill/missing‑middle housing to identifying sites for higher‑density multifamily near employers, and targeted redevelopment for seniors, veterans and people with disabilities. They proposed a holistic update of the zoning and land‑development regulations, clearer density standards, an infill housing guide and a standardized pre‑development meeting process to make permitting more predictable.

- Short‑term tools and programs: The plan suggests short‑term items including a cluster development ordinance, a gateway overlay to protect entry corridors, a flexible review district for negotiated development, and a demolition‑assistance program. Consultants also recommended considering rental registration to improve owner accountability and a community land trust to manage and steward city‑owned and troubled properties.

Questions, concerns and implementation steps

Council members repeatedly pressed for concrete next steps and faster implementation in South Hartsville. Presenters and staff emphasized that many plan recommendations require code changes, dedicated funding and coordination with county and state agencies. Manager Andrea said staff will use the plan to seek grants and to incorporate actions into the next budget cycle and noted ARPA funds already obligated to local projects.

Council members and staff discussed sequencing: adoption of the master plan, posting on the city website for public access, then moving to implementation actions such as targeted infrastructure work, property studies and grant applications. The presentation team reported three public meetings and a series of stakeholder workshops as the community engagement basis for the plan.

Ending: Council accepted the presentation, thanked the consulting team for the work and invited further review and adoption steps. Officials said the plan will be circulated more widely and that staff will return to council with draft adoption language and implementation milestones.