Questions linger for proposed north Florence overlay district

Florence planning officials have some research to do before the city planning commission can give city council a recommendation on proposed guidelines that would govern design in north Florence’s Wilson Road area.

The commission held a special called meeting Monday to discuss updated guidelines for the Wilson Road Residential Overlay District. The amended rules would govern design of buildings, not property usage.

The city decided to rewrite the Wilson Road guidelines after receiving legal advice from planning attorney Frances Cantwell of Charleston, city attorney Jim Peterson said.

The guidelines would apply to the redevelopment, construction, renovation or restoration of buildings within the district. Such projects would have to go before the city’s Design Review Board for approval.

Alexis Pipkins, who lives within the proposed district, asked planners to compare and contrast the proposed guidelines with neighborhood covenants.

A copy of the Wilson Estates, Section II, covenants from 1976 states that neighborhood rules forbid any buildings other than one single-family detached dwelling per lot. The city doesn’t enforce covenants, although neighbors could take a property owner to court.

Pipkins also asked planners to research the history and reasoning behind the zoning of the properties in that area as they were annexed into the city.

The city can’t prohibit duplexes and town homes in the area because the underlying residential zoning allows such structures, commission Chairman Glynn Willis said.

Willis also asked the planning staff to review the city’s zoning districts and how they apply to this area, which will be part of the city’s process of developing its own comprehensive plan.

Generally, the revised guidelines would require all buildings to be compatible with the design and size of surrounding structures. They also require structures to have front landings or porches and for entrances to be at least three feet apart.

A similar residential overlay district governs design in the Timrod Park neighborhood.

Developer Debbie Eaddy has received approval for her plans to build a 29-lot subdivision in the area, but residents are adamant about prohibiting anything but single-family detached homes.

“I don’t think we’re going to be able to cross that divide,” Eaddy said.

Pipkins said the new guidelines seem to be a “side door” that would help Eaddy achieve her plans.

“To the public, that is an insult, and it’s also dishonest, and it’s being deceitful,” he said.

Eaddy showed the audience examples of higher-end duplexes and town homes throughout Florence. Many in the audience, however, questioned whether such homes have met resistance from surrounding neighborhoods.

Developer Gary Finklea, who aims to develop land off Sam Harrell Road, said he has no plans to build any town homes on his property. His more-restrictive zoning would not allow duplexes, either.

For now, a pending-ordinance doctrine prohibits construction of anything but single-family detached homes in the area, which comply with the ordinance as it was presented to the planning commission.