After two committee meetings, Laurens County Council has a pretty good idea of how it can help a private developer build townhouses on property that is, basically, a doughnut-hole in Laurens.
The meetings are the June 24 Committee on Budget and Finance and the July 8 Committee as a Whole. Neither meeting is video-streamed on the county website.
However, the July 8 Laurens County Council meeting is streamed; and, in it, members talk about what they talked about during the Committee as a Whole meeting. Developers apparently are in the council meeting audience, but did not speak during the council’s regularly scheduled monthly meeting.
At the council comments time of the meeting, Council Vice-Chairman Jeff Carroll - who chairs the Committee on Budget and Finance - pushed back against what he said were on-line suggestions that something was “nefarious” in what the council is doing. First reading of an ordinance passed unanimously.
Normally, the Laurens County Council plays no role in residential development. This, however, appears to have been presented as an exception.
“We have a great opportunity before us to re-invigorate the community. There will be growing pains,” he said. If there are people questioning the plan, “we can get you an answer if you contact me. I will not talk to you on social media. There are questions (on Facebook) about the project we are talking about —- that it’s being done under the cover of darkness —- but it’s not; we have had meetings. (If people ask questions) I will give you an answer. It may not always be right but I will give you an answer.”
This housing development is not subject to zoning.
The council’s Committee on Budget and Finance had a meeting on June 24 where the agenda item listed was “commercial development proposal”. Later, in a full council meeting, Carroll referred to what was discussed and said the whole council should have a briefing. That was held at 5 p.m. on July 8, followed by the regular council meeting at 6 (second Monday of the month). The agenda packet for the July 8 meeting includes minutes from the June 24, 4 p.m. budget committee meeting (as well as the 5 p.m. Committee on Health and Emergency Services meeting) and the 6 p.m. council meeting. At its July 8 meeting, the council approved for publication three sets of minutes - 2 committees and 1 full council.
From the minutes, and the videos of the June 24 and July 8 council meetings, certain facts about what the council is being asked to do have emerged.
County Council is being asked to designate by ordinance the Watts Mill property (Beattie Street in Laurens) as an “industrial or business park” that would make a 180 townhomes development eligible for a Special Source Revenue Credit.
The presentation was made at the June 24 budget committee meeting by Stormie Ellenburg. The minutes list the mill-owner company name as Fairmount Properties; and a published report after the July 8 council meeting lists Clear Mountain Properties, Greenville, as the company Ellenburg represents.
The housing development is code-named Project Onward.
The ordinance designed to facilitate the project is #968.
The June 24 committee meeting minutes say the proposal is for 180 “for rent” townhomes making up a $50 Million investment “that plans to offer affordable rent for the average working person.”
The County is being approached because the developer needs “frontloaded” help on the property tax side — the land will be annexed into the City of Laurens at some point, the minutes indicate.
Old barrels and asbestos have been removed from the site, the committee was told.
A sign at the property says there has been a voluntary cleanup in conjunction with SC DHEC by the CMP Investments, LLC, in New Jersey, and Bunnell Lammons Engineering.
It is a first-ever request to Laurens County.
The developer said plans like this have been successful in Anderson and Spartanburg counties, “for rent housing.”
The county would be required to provide only Emergency Medical Service, according to Council Chairman Brown Patterson.
The minutes also indicate participation by Laurens Mayor Nathan Senn and School District Superintendent Jody Penland.
As part of the July 8 meeting, council gave unanimous approval to Ordinance #968; however, there was considerable sentiment that it might be modified to ensure that District 55 gets money because that many families will produce a substantial increase - immediately - in schools’ enrollment.
Senn told the budget committee on June 24 that the developer had presented a “100% petition to annex into the city” as a contiguous property to land that already is in the city limits. The Watts Mill site is behind Verdin’s agriculture business and is within walking distance of Ford Elementary School.
Townhouses likely will rent for about $1,800/month.
If it were a $30 Million investment, Penland said, District 55 would lose about $350,000/year in additional costs to accommodate the student-growth. However, County Council members pointed out at the July 8 meeting that the district’s per-pupil appropriations from the State Department of Education would increase with the increased enrollment.
Penland said the school district is sensitive to the need for improved housing because finding a suitable place for its new human resources director has been an issue.
The full impact on District 55 - and how the ordinance could be structured to ensure the district is not losing money - will be a matter for future discussions.
Ordinance #968 would require 2 more readings and a public hearing to become official. Council can make slight modifications to ordinances as they go through the approval process.
At the June 24 budget committee meeting, members voted 3-0 — Chairman Carroll and members Luke Rankin and Shirley Clark - to move the discussions ahead to the full Laurens County Council. (Note: Rankin will leave the council in January to represent Laurens in the South Carolina General Assembly.)
The draft copy of Ordinance #968 - for which the county council gave 7-0 approval on first reading, July 8 - says, in part, that the county will assist the project by: “maintaining the Company’s property in a joint county industrial or business park established by the County with an adjoining South Carolina county (Greenville, in this case) pursuant to Article VIII, Section 13 of the South Carolina Constitution and Section 4-1-170 of the Multi-County Park Act … and (ii) pursuant to the Section 4-1-175 of the Multi-County Park Act, providing for certain infrastructure credits against payments in lieu of taxes by the Company from and with respect to the Project in qualified Infrastructure used in the establishment and operation of the Project; …”
It is the standard language that the county uses when negotiating economic development agreements with industries (also including an infrastructure credit agreement).
By December 31 of the fifth year, after the year in which the project is placed into service, the aggregate investment is expected to be $50,000,000.
This project is not subject to zoning.
It is not, yet, a part of Laurens City, which has zoning; and no zoning exists in Laurens County (although the county does have a subdivisions ordinance). Whether it would be under review of the Laurens County Planning Commission is not addressed in the June 24 minutes or in the July 8 council-meeting video. Surrounding the tract is a “mill village” area of small homes and narrow streets and a small subdivision on Turquoise Drive. A published report indicates that the developer intends to keep the iconic smokestack on the former mill property and there may be amenities like a coffee house.
In the enabling ordinance, exhibit A, real property description, is listed as TBD.
A tentative timeline for ordinance approval is August 12, second reading; and September 9, public hearing and third reading. The Council meets at the Hillcrest Complex East, 105 Bolt Dr., Laurens (the veterans and voter center that is envisioned to become the county’s emergency management center).
Chairman Patterson acknowledged that this is something the county has never before been asked to do. “My concern is the schools,” he said. “This has been a run-down parcel for a long time, an eyesore. We can take a rough area and develop it as something beautiful.”
City of Laurens to annex most of former Watts Mill property
MELISSA GIBSON Jul 17, 2024 Updated 12 hrs ago golaurens.com
Laurens City Council passed two ordinances Tuesday evening – both of which, are meant to set up the city for future growth.
The council unanimously approved the annexation of just over 21 acres of the old Watts Mill site. It does not include the property where the electrical infrastructure currently sits or any current residential homes.
However, with the 21 acres now a part of the City of Laurens, petitioners are able to add a much-needed amenity.
“The Watts Mill property has sat vacant for more than 30 years. It’s been derelict and overgrown. This petition for annexation will be used to provide desperately needed rental housing,” said Mayor Nathan Senn.
The project has been over two years in the making and represents a $50 million investment.
“We don’t want a neighborhood that meets just today’s need but one that is attractive, safe and beautiful. We want it to pass not only the five-year test but the 50-year test and hopefully, the 150-year test,” Senn said.
Council members expressed excitement over the new development and reiterated the great need for a positive change in the area.
“The hope is, as the site develops and gets a second life, it becomes a catalyst for private investment and rejuvenation for the entire Watts Mill area,” Senn said.
The second ordinance discussed was in regard to the upcoming comprehensive plan and updated land use ordinance.
The current land use ordinance was passed in 1995 and according to council, does not reflect new development planning needs or preservation protection.
The planning assessment period will be active for six months while new ordinances are completed and approved.
“This ordinance allows our planning process to take place. It’s a momentary pause but allows us to make sure we have the opportunity to complete the planning process before moving forward with other potential developments,” Senn said.
The ordinance comes after months of discussion, including six public input sessions, where many expressed their desire to refrain from development that makes Laurens an “Anytown USA” due to mass and expedited growth.
Growth is inevitable but administration and leadership hope to protect the character of the city through careful and responsible development.
Currently, only the historic downtown square is protected by the old ordinance and many are concerned about other potential sites of historic significance.
‘We’ve heard from residents that they would like that protection expanded to districts surrounding the square,” Senn said. “I think it’s a clear mandate we’ve received from the public and I look forward to being able to finalize the process.”
Councilman Martin Lowry said he looks forward to creating a healthy growth plan.
“We haven’t visited this in 20 years and it’s time. We’re open for business but we’re open for responsible growth,” Lowry said.
In order to get plans and ordinances finalized, the council unanimously passed the first reading of the planning assessment period.
“There are so many facets of how we can approach the need but the end goal is, we made a promise to protect the unique character of the City of Laurens and to do that, we have to have an ordinance that serves that purpose,” Senn said. “We need a few months to get it across the finish line.”
