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

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.