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Planning commission rejects Net 0 phase‑2 revision amid floodplain and sewer concerns
Summary
After extensive public comment on floodplain expansion, sewer overflows and private‑road maintenance, the Greer Planning Commission voted to deny a developer’s request to allow townhomes in the Net 0 phase‑2 area; the commission will forward a recommendation of denial to city council.
The Greer Planning Commission voted July 20 to reject Revision 26‑03, a developer request to change the statement of intent for the Net 0 development to allow up to 14 townhomes in phase 2. The motion to approve the statement of intent failed on a roll call vote, and staff said the commission will forward a recommendation of denial to city council.
Neighbors at the public hearing urged the commission to require independent studies before approving denser housing in the area. Simon Cortez of 19 Green Harvest Way told the commission, “Approving this high density development without rigorous study risk further shifting the flood line, increasing insurance cost, and causing more problems downstream.” Madison Smith, also a resident, added concerns about sewage overflows: “These flooding and sewer problems are happening right now in our community.” Staff (speaker 6) acknowledged the property is constrained by a newly mapped 100‑year floodplain and floodway and said any development would require civil review, surveys and likely additional stormwater controls.
Developer representatives said they want certainty to invest in studies and civil plans; civil engineer James Compton said the site plan shown was an approximation and that the team would perform surveys and hydraulic studies if the commission approved the statement of intent. City staff repeatedly cautioned that approval of a statement of intent does not waive the need for later civil review, FEMA‑based surveys or site‑specific mitigation; staff also noted that the city would not accept the private gravel road as a public street unless it were brought up to city standards. Commissioner discussion focused on whether townhomes should be permitted in the Design Review District, given the DRD’s original single‑family orientation and the recent floodplain remapping.
The final vote on the motion to approve Revision 26‑03 failed; the commission recorded a recommendation of denial and staff said the item will go to city council (currently scheduled for July 28, subject to change). The planning staff advised residents they can address council members and attend the council meeting to comment further.
