Planning commission recommends annexation of 17.41 acres for 67‑lot Traditional Neighborhood development

The Greer Planning Commission on March 9 recommended that City Council approve AN26-02, an annexation and rezoning request for three parcels on Mrath Road and Beach Springs Road totaling about 17.41 acres to be zoned Traditional Neighborhood (TN).

Staff told the commission the parcels are currently in unincorporated Spartanburg County and that the city’s comprehensive plan calls for TN in this area; staff recommended approval. "The request is to annex into the city of Greer and to establish a zoning classification of traditional neighborhood," staff said during the presentation, which included a summary of TN zoning standards such as 5,000‑square‑foot minimum lots, 30‑foot road frontage and 45% lot coverage.

Josh Baker of Gray Engineering, representing the developer, said the proposed layout includes 67 single‑family detached lots — a density of about 3.85 units per acre — and described the product as intended to fit with the neighborhood’s character. "These three parcels total 17.41 acres … our proposed development will consist of single family detached homes," Baker said.

During public comment, property owner Tanya Miller urged the commission to approve annexation and a sale of the land, arguing the transaction would increase city revenues for infrastructure, parks and programs and bring the land under unified city planning. "By selling this property, we unlock both immediate and long‑term benefits for the community," Miller said. Several nearby residents testified with questions and objections: Alan Hudson said road widening could take 20 feet from his property and would remove remaining woodland, and other neighbors raised concerns about concentrated traffic, tree loss and neighborhood character. "I hope you will not develop it at all," Hudson said.

Commissioners and staff addressed those concerns in a question‑and‑answer period. Developer representative Deanna Phillips said home sizes would range from about 1,148 to 1,962 square feet. Staff explained the road‑widening project was a city‑initiated effort that began after an adjacent apartment annex included a 10‑foot frontage strip and a payment‑in‑lieu; that payment would cover a portion of the widening, the developer would contribute for its frontage, and remaining costs could involve city and county partnership funds. Staff said the city did not require a traffic impact analysis for this proposal because the project did not reach the threshold that triggers a TIA (staff cited roughly 50 peak‑hour trips as the threshold), though commissioners noted they could ask for one.

Commissioners who spoke said the proposed density and lot sizes appear comparable to nearby development. After deliberation, a motion to recommend approval was made and seconded; commissioners voted by roll call and the recommendation to City Council passed unanimously (Miss Jones, Mr. Toma, Mr. Lavender, Miss Medford, Miss Mafi, Mr. Jones — all yes). The commission noted that city council will consider the annexation at its April 14, 2026 meeting, providing another public opportunity for questions.

Next steps: the commission’s recommendation will be forwarded to council for public hearings and a final decision. Members and staff said additional details about right‑of‑way, easements and the precise road‑widening timeline remain subject to engineering, bids and agreements; staff said the widening project was expected to go out for bid the month after the meeting to obtain cost estimates.