Florence planning commission unanimously denies Clark Branch rezoning request

The Florence City Planning Commission voted unanimously to deny a request to rezone two parcels on Clark Branch Road from Neighborhood 1 (existing NC 6.1 single-family designation) to Neighborhood Conservation 6.3, which would have permitted townhouses and other multifamily housing. The decision came after a public hearing in which neighbors and the property owner gave competing accounts of impacts and benefits.

At a staff presentation, Elaine O'Lane said the parcels in question are at the southern end of Clark Branch Road near West Field Drive and directly across from Lucy T. Davis Elementary School. She noted six of the original 12 lots were already built as single-family homes; the applicant proposed combining the remaining lots into two parcels to build townhouses and had a separate sketch plan under review.

Several neighbors told the commission they oppose rezoning. Michelle Moore, of 451 Gloria Court, said she bought in 2022 under the understanding the rear property would remain single-family and that changing the zoning would harm the neighborhood’s character and add traffic near multiple schools. “I bought in the neighborhood in 2022, and I was told at the time that it would only be ... available for single-family houses,” Moore said. Resident David Poston told commissioners, “Drainage right now is already a major problem. We don't have a retention pond for our neighborhood,” and warned that additional impervious surfaces without a retention pond could worsen flooding.

The applicant and supporters said the change would increase housing variety and affordability. Chris Langmo, who said he owns the six single-family houses already on Clark Branch, told commissioners the sketch plans include a retention pond and sidewalks and argued townhouses meet a local market need. “There is a retention pond in the sketch plans that's gonna really, really help,” Langmo said. Developer Robert Thomas said single-family construction would force rents above what many families can pay and estimated townhouse rents closer to $1,600–$1,800 per month.

Commission members weighed those competing claims. Commissioner Howard said changing an existing neighborhood’s zoning carries a higher burden and placed the onus on the developer to justify the change. “To change a zone, of an existing neighborhood, there is a higher bar,” he said, and added the commission must consider homeowners who built under prior assumptions. Other commissioners echoed concerns about protecting existing homeowners while acknowledging the city’s need for more housing.

After discussion, the commission made and seconded a motion to deny the rezoning; the vote was unanimous. Chair said the city council makes the ultimate decision on rezoning and noted the applicant had elected to defer the related sketch-plan item for now.

The planning commission’s denial will be recorded in the meeting minutes and the rezoning request may next appear before the Florence City Council if the applicant chooses to pursue the matter further. The applicant also chose to defer sketch-plan consideration for the townhouses at this meeting.