Council approves split rezoning for Montague Avenue; neighbors voice traffic and density concerns

Greenwood County Council voted 6–1 on March 17 to approve Ordinance 26-14, rezoning portions of three parcels on Montague Avenue (approx. 11.74 acres) from C-2 general commercial to NPR (master-planned residential) while leaving the rear tracts as R-1.

The change modifies the front portions of three split-zoned parcels and imposes NPR standards that, as presented by deputy county manager Rob Russian, limit development to a maximum of 4 units per acre compared with the existing C-2 allowance the county said could support up to 12 units per acre.

Why it matters: The rezoning reduces the theoretical density the property owner could build under current zoning and attaches NPR design standards to the front portion of the site. Neighbors said the proposal nonetheless represented a major change to the character of Loxley Hall and voiced concrete concerns about traffic, buffering and home values.

Rob Russian, deputy county manager and planning staff lead, laid out the staff recommendation and zoning background and told council the planning commission had voted 11–0 in favor. "They have reformulated the plan now and have brought back a different plan," Russian said, noting the front portion would become NPR while the rear would remain R-1 and that utilities and access are available.

Danny Geddes, development manager for Keystone Homes, described the planned product and said the company intends to preserve existing tree buffers where possible. "Most of our homes range from 1,400 to around 3,000 square feet," Geddes said, adding his expectation that starting prices would likely be in the high $200,000s.

Public opposition was emphatic. Jerry Robertson of 604 Loxley Drive told council he had testified against earlier versions of the plan and argued the development would "badly affect Loxley Hall," citing traffic and a change in neighborhood character. "I see it's going to be an asphalt jungle," Robertson said. Other residents asked council to either deny the rezoning or require a lower-impact transition and more buffering.

Council members pressed for clarity on what would and would not change if the ordinance passed. Council member Miss Miller asked for confirmation that the R-1 rear section was not being rezoned that night; Russian confirmed it would remain R-1. Council vice chair emphasized the net effect as "a third of the allowable density" compared with the parcel's current zoning if approved.

The vote: After closing the public hearing, the council approved Ordinance 26-14 by a 6–1 margin. The record shows substantial public concerns about traffic, lot size and buffering; proponents and staff said NPR standards and retained R-1 lots on the rear would mitigate impacts.

What comes next: The ordinance was passed at second reading on March 17. Implementation details, including final site engineering, buffer specifications and the developer's home plans, will be governed by NPR text and future permitting; several council members requested close follow-up on traffic and buffer measures.