Florence planning panel denies rezoning for Clark Branch Road parcels after neighbors cite drainage, traffic and character concerns

The Florence City Planning Commission unanimously denied a rezoning request for two parcels on Clark Branch Road that would have allowed townhouses and other multifamily housing, following a public hearing in which nearby homeowners described flooding, school‑time traffic and a loss of neighborhood character.

City planning staff introduced PC 2025‑39 as a request to rezone two Florence County parcels from Neighborhood Conservation 6.1 (single‑family detached) to Neighborhood Conservation 6.3 (which permits townhouses, duplexes and multifamily). Staff said six of the original 12 platted lots along Clark Branch had already been built as single‑family homes and that the applicant proposed combining remaining lots to build townhouses.

At the podium, neighbors described recurring drainage and flooding on the undeveloped lots and on Gloria Court backyards. “Right now, the traffic already through our neighborhood, going to the schools, is a lot already,” said Michelle Moore, who lives at 451 Gloria Court. “I don’t think people in our neighborhood had a problem because [the existing houses] look like our neighborhood.” David Poston (415 Gloria Court) told commissioners the area lacks a retention pond and floods after heavy rains.

Applicant Chris Langmo, who owns the six single‑family homes already built on Clark Branch, said he bought the undeveloped portion after the initial owner and proposed two townhouse buildings (he said two buildings, each with eight units) that he believes will match the character of existing houses and extend a sidewalk to the nearby schools. “I’m not gonna say I’m gonna build one thing then turn around and build something else,” Langmo said, adding that he manages local properties and expects the design to be compatible with adjacent homes.

Developer Robert Thomas of Greystone Properties said single‑family construction costs have risen and estimated a single‑family house on those lots would cost about $300,000 to build, arguing that townhouses can provide more‑affordable housing options in town. “We gotta create some affordable living in good areas for people,” Thomas said.

Commissioners focused on the higher standard they apply when considering zoning changes within established neighborhoods, saying the burden rests on the applicant to justify a change. Commissioner Howard said the commission must protect homeowners who built under the existing zoning and that while Florence needs more housing, rezoning should not come at the expense of existing residents.

With a motion and second on the table, the commission voted to deny PC 2025‑39. The chair noted that any future development will require full engineering and city approval of drainage and that city council is the final decision‑maker on rezoning.

Because the rezoning was denied, staff and the chair removed the associated sketch‑plan item for the same project from the night’s agenda; the applicant may refile or defer the plan if they choose to pursue the project further at the council level.

The Planning Commission’s denial resolves PC 2025‑39 in the negative; the applicant may bring a revised proposal or appeal to the City Council.