Planning commission unanimously denies rezoning request for Clark Branch townhomes

The Florence City Planning Commission voted unanimously to deny a rezoning request for two parcels on Clark Branch Road that the applicant proposed combining and developing as townhouses. The decision came after several residents urged commissioners to preserve the single-family character of the neighborhood and flagged drainage and traffic impacts.

Planning staff introduced PC 2025-39 as a request to rezone the two Florence County tax parcels from Neighborhood Conservation 6.1 — which permits single-family detached homes — to Neighborhood Conservation 6.3, which allows townhouses, duplexes and multifamily uses. Staff noted the sites sit at the southern end of Clark Branch Road near Westfield Drive and are opposite Lucy Davis Elementary School; six of the original 12 lots in the plat were already constructed as single-family homes.

Residents who live on Gloria Court told commissioners they bought or built homes under the expectation adjacent lots would remain single-family. "I bought in the neighborhood in 2022... I was told at the time that property back behind me... would only be available for single family houses," said Michelle Moore, who lives at 451 Gloria Court, citing worries about existing drainage that sends water into yards and potential increased traffic during school pick-up and drop-off. David Poston, 415 Gloria Court, said the undeveloped lots flood after heavy rain and that adding impervious surface and parking for multifamily housing could worsen flooding. Susan Spring, 423 Gloria Court, said morning and afternoon congestion already makes it difficult to enter and leave the neighborhood.

The applicant, Chris Langmo, who identified himself as owner of the six single-family houses already on Clark Branch, said he bought the project in 2023 and proposed townhouses because single-family construction is costly and there is local demand for well-managed townhome product. "I'm not gonna say I'm gonna build one thing then turn around and build something else or mismanage," Langmo said, and said he plans sidewalks to allow children to walk to school and to match the townhouse design to existing homes.

Developer Robert Thomas of Greystone Properties told commissioners that building new single-family homes on those lots would require construction costs near $300,000 per house, and argued townhomes can provide more affordable options than local market rents some landlords seek.

In deliberations commissioners emphasized the higher bar that applies to rezoning established neighborhoods and the commission's role in protecting homeowners who bought with expectations based on existing zoning. "There is a higher bar and the burden is on the developer," Commissioner Howard said, explaining his opposition to changing a neighborhood zone. Commissioner Moses moved to deny the rezoning; the motion was seconded and the commission voted to deny PC 2025-39.

Chair closed the hearing by telling the applicant the decision was difficult but encouraging continued engagement on development proposals. The related sketch-plan item for townhomes (PC 2025-40) was withdrawn for now, because sketch-plan consideration would be contingent on a successful rezoning.