North Augusta board continues developer’s request to cut parking for 42-unit flex-space project

The North Augusta Board of Zoning Appeals voted unanimously on July 7 to continue consideration of a major parking-waiver request from Riverside Partners for a proposed nine-building, 42-unit flex-space complex on Jefferson Davis Highway.

Planning staff told the board the development totals about 134,400 square feet and that the North Augusta development code (Table 8-1) requires one parking space per 350 square feet, which would equal roughly 384 spaces. "The applicant is requesting a waiver to reduce the required parking to 174 spaces, or about 45% of what the code requires," planning staff said during the public hearing.

Why it matters: The board’s decision to continue gives the developer time to return with alternative designs, phased plans or additional analysis rather than deny the request outright. Staff and several members expressed concern that approving a large reduction now could leave the project without adequate parking if tenant uses turn out to be higher-intensity than anticipated.

Staff’s case

Planning staff emphasized that "flex space" can accommodate a mix of uses — office, retail and warehouse — and warned that property-by-property assumptions can undercount peak demand. Staff said there was no national parking standard the applicant could point to and that the application lacked an independent traffic or parking study. "From the staff’s point of view, that would not be adequate parking for what may be there," planning staff said, adding that code interpretation treats the principal use as the basis for parking requirements.

Applicant’s case

Mark Green, an engineer with James E. Swift & Associates representing Riverside Partners, said similar flex developments in the region often operate with four to five spaces per unit. "What we’ve been finding, 4 or 5 spots per unit has worked," Green said, arguing that full compliance with 384 spaces would substantially raise development costs and could undermine the product’s marketability.

Carl Sanders, the applicant/owner, told the board no final building designs are complete and that the developer plans to construct shells so tenant fit-outs can be adjusted later. "I think the best course of action would be to do it as a shell so we could adjust it to whatever tenant comes to us," Sanders said and added the project will likely be phased.

Board concerns and options

Board members asked whether the parking calculation could be split by tenant type, whether phasing or shared parking configurations might solve shortfalls, and whether there are precedents in neighboring counties. One member raised environmental concerns about expanding impervious surfaces near wetlands; planning staff noted engineering and stormwater reviews require at least a 50-foot buffer from wetlands and that any design must meet stormwater regulations.

Several members said they did not want to deny a potentially viable project without giving the applicant guidance. Suggestions on the dais included asking the applicant to return with a phased plan showing initial buildings and a later phase for additional parking or to present an independent parking analysis or engineering alternatives.

Motion and next steps

Board member Bill Burkhoff moved to table/continue MW26001 so Riverside Partners could bring back further information; Kathy Stallworth seconded. The board voted unanimously to continue the item. The board did not set a hard next hearing date; staff said the item will return after the applicant submits revised plans or supporting analysis and after any required re-advertising.

What’s not yet decided

No waiver or variance was approved or denied. Key outstanding items the board asked the applicant to address include a clearer phasing plan, parking counts tied to likely tenant mixes, and any engineering solutions that would avoid wetland impacts while providing more on-site parking.

The board adjourned after the continuation was granted.