Richland County

Planning & Development Services Department

Map Amendment Staff Report

PC MEETING DATE: June 5, 2023

RC PROJECT: 23-017 MA
APPLICANT: Blake Valentine

LOCATION: Mount Vernon Church

TAX MAP NUMBER: R01600-05-01, 05 & 06

ACREAGE: 50.78 acres
EXISTING ZONING: RU
PROPOSED ZONING: RS-E

ZPH SIGN POSTING: July 7, 2023

Staff Recommendation

Approval

Background

Zoning History

The original zoning as adopted September 7, 1977 was RU District.

Zoning History for the General Area

The Planned Development District (PDD) property northwest of the subject parcel was rezoned
under case number 04-041MA.

Zoning District Summary

The RS-E District is intended to be used for single-family detached dwelling units on large “estate”
lots. The requirements for this district are designed to provide for a low to medium density rural
setting for residential development in areas that separate more urban communities from the truly
rural portions of Richland County.

The minimum lot area is 20,000 square feet, or as determined by DHEC, but in no case shall it
be less than 20,000 square feet.

Based upon a gross density calculation, the maximum number of units for this site is
approximately: 110 dwelling units.

Direction Existing Zoning Use

North: RU / RU Undeveloped / Residence
South: RU / RU Undeveloped / Residence
East: RU / RU Undeveloped / Residence
West: RU / RU / RU SpringHill High School / Residence / Undeveloped

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 Discussion

Parcel/Area Characteristics

The parcels have frontage along Broad River Road and Mount Vernon Church Road. There are
no sidewalks or streetlights along these sections of Kennerly Road or Mount Vernon Church
Road. Broad River Road is a two-lane minor arterial with limited sidewalks and streetlights along
this section. The parcels are undeveloped. The immediate area is characterized by residential
uses of a rural nature with some undeveloped parcels in the vicinity, with the immediate area
zoned RU. There are larger institutional uses to the west.

Public Services

The Spring Hill/White Rock fire station (station number 21) is located at 11809 Broad River Road,
approximately 1.35 miles northwest of the subject parcel. The Spring Hill High School is located
west of the subject parcels on Broad River Road. Records indicate that the parcel is located within
the City of Columbia’s water service area. Records also indicate that the parcel is located within
Richland County’s sewer service area.

Being within a service area is not a guarantee that services are available to the parcel.

Plans & Policies

The 2015 Richland County Comprehensive Plan, “PUTTING THE PIECES IN PLACE”,
designates this area as Neighborhood (Low Density).

Land Use and Design

Areas where low-density residential is the primary use. These areas serve as a transition between
Rural and Neighborhood (Medium-Density) areas, and are opportunities for low-density traditional
neighborhood development and open space developments that preserve open spaces and
natural features. Commercial development should be located within nearby Neighborhood Activity
Centers, and may be considered for location along main road corridors and within a contextually-
appropriate distance from the intersection of a primary arterial. Places of worship and parks are
appropriate institutional uses, but should be designed to mitigate impacts on surrounding
neighborhoods. Industrial development with significant community impacts (i.e., noise, exhaust,
odor, heavy truck traffic) is discouraged in these areas.

Desired Development Pattern

Lower-density, single-family neighborhood developments are preferred. Open space
developments that provide increased densities in trade for the protection of open spaces and
recreational areas are also encouraged (see Desired Pattern for Rural areas for more information
on open space developments). Residential developments that incorporate more open spaces and
protection of natural areas through the use of natural stormwater management techniques, such
as swales, are encouraged. Homes in neighborhoods can be supported by small-scale
neighborhood commercial establishments located at primary arterial intersections, preferably
within Neighborhood Commercial Activity Centers.

Traffic Characteristics

The 2022 SCDOT traffic count (Station #178) located southeast of the subject site on Broad River
Road identifies 10,600 ADTs. This section of Broad River Road is classified as at two-lane minor
arterial with a design capacity of 10,800 ADTs. This segment of Broad River Road is currently
operating at a Level of Service (LOS) “C”.

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The ADTs are the total volume of traffic passing a point on a roadway during a 24-hour period.
ADTs data is collected by SCDOT.

There is a rehab & resurfacing project along this section of Broad River Road currently under
construction through SCDOT. There are no projects through the County Penny Sales Tax
program.

Conclusion

The proposed rezoning meets the objectives and desired development pattern of the
Comprehensive Plan for the Neighborhood (Low-Density) future land use designation. The
proposed request permits residential uses of an intensity and scale that would be in character
with the Comprehensive Plan’s recommendations.

For these reasons, staff recommends Approval of this map amendment.

Planning Commission Action

At their June 5, 2023 meeting, the Richland County Planning Commission voted 4-to-4 for RC
Project # 23-017 MA. A tie vote for motions regarding recommendations to the County Council
is a “no recommendation” vote.

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