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Fountain Inn planning commission approves tighter open-space rules for subdivisions
Summary
On Sept. 26 the Fountain Inn Planning Commission approved a text amendment to require larger open-space set-asides (40% minimum for the open-space option), limit active recreation, cap impervious surfaces, and lower allowable density where the option is used.
Fountain Inn, Sept. 26 — The Fountain Inn Planning Commission voted to approve a code text amendment intended to strengthen protections for natural resources and rural character in new residential subdivisions.
The amendment, identified as TX-2024-01, was presented by Carol Williamson of Stewart, the city's zoning consultant. Williamson told the commission the city needs an interim fix before a comprehensive zoning ordinance rewrite is complete, calling the current open-space option “too permissive.” “Fifteen percent open space is not enough,” she said, “and the open space needs to be at a much higher amount, 30 to 40%.”
Under the approved language, the city would adopt a single open-space option instead of two; developers who select that option would be required to set aside a minimum of 40% open space, with at least half of that area composed of developable land rather than solely wetlands or steep slopes. The amendment also tightens what can count as open space: no more than 50% of required open space may be used for active recreation (playgrounds, courts, pools), and impervious surfaces inside the open-space area would be limited to 5%.
Commissioners and staff said the change also reduces the allowable density where the open-space option is used. As presented, the open-space option would lower units per acre compared with conventional development (staff cited example figures such as reducing R-15 option buildout to about 2 units per acre and lowering R-7.5 open-space buildout to roughly 3–3.5 units per acre). The draft would also add a general open-space baseline (referred to in meeting documents as a new “9.8” requirement) for conventional subdivisions.
During a lengthy question-and-answer period, commissioners pressed staff on several implementation details: whether stormwater basins could count as open space (consultant said unfenced, recreational lakes might be included but fenced detention/retention areas would be excluded), how planned-development (PD/FRD) districts would interact with the new defaults (consultant: PD/FRD statements of intent can propose alternatives but absent such intent the new defaults apply), and whether the city should set hard minimum lot sizes now or wait for the full rewrite (consultant said minimum-lot changes are on the rewrite agenda but the commission could recommend changes).
Members of the public urged the commission to adopt stronger protections for trees and larger natural set-asides. One resident asked, “Why do we keep allowing just the clear cutting?” and argued newer developments should be required to retain more of the site’s natural cover.
After staff recommended approval, the commission moved to adopt the amendment. The motion passed by voice/hand vote; the meeting minutes did not record a roll-call tally. The commission also discussed that the amendment is intended as an intermediate measure to prevent further permissive developments while staff and the consultant complete the full zoning rewrite, targeted for spring 2025.
Next steps: the commission’s approval forwards the amendment to city council; staff indicated the item is slated for an October council meeting and will require the standard two readings before final adoption.
