Greenville County Planning Commission advances multiple rezonings, subdivision revisions and forms comp‑plan update committee

The Greenville County Planning Commission on Feb. 25 reviewed a full agenda of rezoning dockets, subdivision plats and variances, recommending denial on some zoning requests, approving several subdivision revisions with conditions and creating a small committee to help the commission produce a prioritized, actionable update to the county comprehensive plan.

The meeting opened with the chair reminding members that public comment on rezoning cases had already been taken during the public hearing and that the commission’s role at this session was to make recommendations to County Council’s Planning and Development Committee. After routine approval of the January minutes, staff presented a series of docketed items.

On CZ2026‑006 (231 Mural Road), staff recommended rezoning a 0.56‑acre lot from R‑12 (single‑family) to RMA (multifamily) to allow duplex construction, citing the comprehensive plan’s transitional‑corridor designation and nearby RMA zoning. Commissioners pressed staff on density and infrastructure: staff said Greenville Water indicated water availability (with an annexation covenant) and Metro noted sewer access, and that site engineering, setbacks and stormwater/parking requirements would likely reduce any theoretical maximum unit count. Commissioners also noted resident opposition recorded in the packet (more than two dozen signatures) and concerns about road condition; following discussion the commission moved to recommend denial and approved that recommendation to County Council.

The commission recommended denial on CZ2026‑007 (a 25.18‑acre proposal on West Georgia Road in Simpsonville involving Toll Brothers) after members raised traffic and context concerns even though staff said the request fit the comp‑plan designation. Concerns about West Georgia Road’s traffic volumes featured in debate: one commissioner summarized staff and public concerns, and another noted that “West Georgia Road has traffic load of over 13,000 cars a day” and that some state guidance marks capacity near 10,000 cars per day.

Staff recommended denial of CZ2026‑008 (a request to rezone parcels on SC Highway 418 from rural residential to C‑1 commercial) because the proposed commercial zoning conflicted with the county and South Greenville area plans; the commission voted to accept staff’s recommendation and deny the request.

By contrast, CZ2026‑010 (three parcels on Roberts Road in Simpsonville, seeking R‑10 to replace manufactured homes with duplexes) ultimately moved through the commission with a recommendation to approve after a failed motion to deny and subsequent successful motion to approve.

On subdivision business, the commission considered Hazel Hills (PP2025224), a proposed rural conservation subdivision of 44 acres seeking 18 lots (about 0.41 units/acre). Staff described SAC requirements including septic forms; engineer Kevin Tomlin of Freeland & Associates answered questions on access and sight distance. Tomlin said the SCDOT sight‑distance check required 525 feet and that “the DOT checked it, and they have 631 feet,” a point cited by commissioners weighing safety concerns. The commission approved Hazel Hills but elected to do so without a staff‑proposed septic condition that had been discussed earlier in the meeting.

The commission approved PP2026002 (Haven at Sandy Springs Phase 2) and an accompanying variance to permit three lots with direct driveway access onto Sandy Springs Road after the applicant’s engineer, Stephanie Gates, explained a variance application had been omitted from the original submission because of a program/payment error: “we did file a variance with the original….we missed the request to pay the application, and therefore they removed our request,” she said.

Cooper Ridge at 5 Forks (PP2026003) was presented with a staff recommendation of approval subject to Simpson Fire Department conditions (emergency egress/road width, hydrant location, no‑parking/fire‑lane signage and required fire apparatus turnarounds). HarborChase (PP2026004), a previously approved development that required minor internal road revisions, was approved with a traffic‑study condition requiring construction of a left‑turn lane at the site access.

On variances, the commission approved a modified sidewalk variance (VA2025218) near Florence Avenue and Rutherford Road that requires the developer to construct sidewalk in front of the proposed building and to connect to the existing sidewalk at the Rutherford/Florence corner while removing other sidewalk requirements across the parcel. A screening and buffering variance (VA2026008909) that would have removed a 15‑foot buffer and screening to expand parking was denied; staff had requested additional information about the planned use and a site plan before permits would be issued.

In a late agenda item about long‑range planning, staff described forthcoming resources and an overlay district under development for Mountain Creek to address flooding and stormwater. Commissioners also learned that Judson Mill received historic tax credits, which staff said will support preservation and adaptive reuse. A broad discussion about the five‑year comprehensive‑plan update produced a motion, approved by the commission, to form a small committee of commissioners and staff to prioritize objectives, make strategies more actionable and provide a scope and schedule to the full commission at the March meeting; staff cautioned that any formal amendments to the comp plan would require a separate recommendation to County Council and public review.

The commission adjourned after completing the docket. The commission’s recommendations are advisory; final decisions on rezonings and comp‑plan amendments rest with County Council.

Quotes used in this report are taken verbatim from the meeting transcript and are attributed to speakers identified in the commission record.