Greenwood Ponders a Temporary Pause on Housing Developments
Greenwood is bustling with growth, and city officials think it might be time to tap the brakes. During a recent city council meeting, consultant Tripp Muldrow from Arnett Muldrow & Associates discussed the potential benefits of a high-density housing development moratorium. This pause could temporarily stop some housing projects within the city, giving the council the much-needed time to revise their future land use map.
The council currently relies heavily on this map to make zoning decisions. However, Muldrow pointed out that there’s a significant “discordance” between the future land use map and the actual zoning within city limits. According to him, this discrepancy results in the map guiding development in ways that don’t align with the existing housing in Greenwood.
Why the Moratorium?
Muldrow highlighted, “Your comprehensive plan and your future land use map are your guiding documents as you make zoning decisions.” He explained that many areas slated for high-density developments on the map are home to low-density developments. Essentially, the map suggests a capacity of around 40,000 residential units, which, if fully built out, would make Greenwood larger than Greenville.
The proposed moratorium aims to pause rezoning and subdivision requests for high-density zones. These zones typically involve lot sizes of 6,000 square feet or smaller, with seven units per acre. Importantly, the moratorium would be temporary, allowing council members to align the current land use map with the city’s desired development direction.
Different Opinions
There was some debate among the council members about the idea. Councilman Johnathan Bass referred to the moratorium as a “nuclear option” at a previous meeting. However, Muldrow reassured them, noting that such measures have been taken by various municipalities across South Carolina facing rapid development.
City Manager Julie Wilkie said, “You have to use all the tools at your disposal.” Mayor Brandon Smith appeared confident that vested rights — legal entitlements developers have to complete approved projects — occur when the city council gives final approval, not the planning commission. This distinction is crucial because it determines how many projects will be affected by the moratorium.
Immediate Effects
If the moratorium is enacted, it will only apply to high-density zone requests. Projects already zoned correctly won’t be halted. Councilwoman Niki Hutto clarified, “If they’re already R7 and they want to build R7, they’ll be able to do that. It’s only people who want a change that it would stop.”
Despite these clarifications, Councilman Bass still has some legal questions he wants answered before moving forward. “I’m very concerned about the legality of doing this,” he said. He also expressed concern about the timing: “We’re looking at doing this right in the middle of a lot of people trying to do a lot of things.”
Next Steps
The council decided to defer two rezoning requests until after a final decision is made on the moratorium. They plan to hold a special meeting later this month to consider the first reading of an ordinance to adopt the moratorium. This delay gives council members more time to iron out the details and make an informed decision.
As Greenwood continues to grow, the city council’s careful consideration of development policies aims to ensure that future growth is both manageable and sustainable. Residents and developers alike are waiting to see what comes next.
