Developers reduce size of Pine Street student housing; council advances first reading amid sharp resident opposition

A proposed purpose-built student housing development at 2011 Pine Street — revised by developers during the planning process from roughly 725 beds to 555 beds — advanced on first reading after a contentious public hearing at Clemson City Council on June 1.

The applicant team, represented by Michael Hanley (architect with LJC) and Sam Williams (director of investments for CRG), emphasized market demand and walkability to campus as central rationales. Sam told the council the broader market shows substantial student rental demand: "There are about 29,545 students and roughly 14,000 purpose-built student housing beds today," he said, noting about 2,700 beds already under construction and saying walkable, professionally managed housing can reduce car trips and pressure on off-campus neighborhoods.

Developers outlined changes made after the planning commission process: a reduction in maximum building heights along the Hedge Row frontage (stepped from taller to three levels in the closest row), a reduced bed count (now 555), and 205 spaces offered for residents plus 31 retail spaces. They described stormwater work tied to an existing underground detention facility and said a traffic study (counts taken on a Tuesday morning and evening) did not show significant impacts to major intersections for the scaled proposal.

Residents who live near the proposed site urged council to reject the plan. Speakers raised safety and traffic concerns (vehicular and pedestrian flows across busy corridors), the impact of a seven-story massing next to single-family homes and alleyways, potential parking overflow, and the effect on historic neighborhood character. "This is Clemson City, not Clemson University," said Charles Usher, a longtime resident and local business owner. Lauren Crouch, who said the project would look directly into her home's windows and yards, described the neighborhood as historic and pleaded with council to protect families: "If this was your house, would you want this in your backyard? You wouldn't," she said.

Council debated land-use consistency, planning commission recommendations and the cumulative pace of new student-bed construction elsewhere in the city. Several council members said they had concerns about location and scale; others emphasized that the planning commission and staff had vetted the project through an iterative process and that the proposal includes public benefits such as streetscape and utility improvements along North Clemson Avenue. After discussion the council took a roll-call vote on the first reading. Recorded responses during roll call included Council member Fulman: yes; Council member Cheryl: no; Council member Evans: abstain (the clerk later noted current code counts abstentions as a vote in support when present); an expressed "I vote yes" from the presiding official; Council member Scott: no; Council member Smith: no; Council member Jones: yes. The presiding official declared the motion passed.

What the vote means: the council approved the first reading of the planned development ordinance for 2011 Pine Street. Additional steps remain for final adoption, and the project will be subject to any conditions laid out by council and staff. Opponents urged council to delay action or require further changes to reduce scale and traffic risk.

Sources: developer presentation and public comments at the June 1, 2026 Clemson City Council meeting.