Greenville council approves future-land-use map amendment for 22-acre Hill Pointe site

The Greenville City Council on April 10 voted 6-0 to amend the city's future land-use and character map to designate about 22 acres near the northeastern corner of Dickinson Avenue Extension and Allen Road as mixed use, a step the applicant said is needed before a rezoning application and development plans.

City planner Chris Kelly told the council the site is currently zoned RA-20 (residential agricultural) and carries several future-land-use categories; he said the mixed-use designation would allow multifamily development and help guide a later rezoning. "Staff recommends approval of this request," Kelly said during the presentation.

The amendment replaces a patchwork of characters on the Horizons future land-use map. Staff noted the mixed-use designation could accommodate roughly 300 to 310 multifamily units, compared with the site's existing characters that might allow about 100,000 to 110,000 square feet of office and 65 to 70 multifamily units. A traffic-volume summary in the staff report estimated the proposed change could increase daily trips on the site by 424 vehicles, split roughly between Dickinson Avenue and Allen Road; engineering review and a traffic-impact analysis will be required at rezoning.

Amanda Bambrick, attorney for applicant Hill Point LLC, told council the request is preliminary and that the applicant intends to follow the city's process: obtain the map amendment, perform outreach and then submit a rezoning application. "This is really preliminary...we wanted to get the map amendment properly first and then we will be back for rezoning," Bambrick said.

Will Rutherford, vice president of development for the applicant, described Hill Pointe as a market-rate developer and said the company forecasts two-bedroom rents below the city's highest averages. Rutherford said the firm's approach relies on a standardized, vertically integrated development model and that the company has completed many units nationally. "We're only a six-year-old company, but we've built 14,500 units," Rutherford said.

Council members raised concerns about impacts on adjacent single-family neighborhoods, traffic and whether residents would be engaged earlier in the process. Council Member Foreman summarized neighborhood feedback she had collected, saying many residents were worried about the proximity to the intersection and the prospect of apartments near long-term single-family homes. Council members and the applicant agreed additional community outreach would occur before any rezoning is considered.

Council Member Robinson made the motion to approve the map amendment; Council Member Scully seconded. The council's vote was recorded as 6-0 in favor.

The map amendment changes only the city's future-land-use designation. Any rezoning, site plan or building proposal will return to Planning & Zoning and the City Council for separate approvals, and staff emphasized a traffic-impact analysis and more detailed environmental and engineering review will be required during those later steps.