The Unified Development Ordinance Final Draft

Rushing to Urbanize Greenville County - A call for caution

After four years of planning and discussions, Greenville County’s Unified Development Ordinance (UDO) has now reached a critical juncture. It was only 2 WEEKS AGO, County Council received the final draft—a document that spans over 700 pages. With the ordinance slated for approval by December 4th, we face an exceptionally tight deadline to fully review and debate its contents. This sudden haste raises serious concerns about the potential impact on our county, its taxpayers, and future development.

THE UDO

The UDO presents a mixed bag of possibilities for Greenville County. On the positive side, it offers new regulations that could effectively manage future growth. However, buried within this comprehensive document are provisions that represent a significant overreach of government authority. These changes could drastically alter the character of our county in ways that may not serve the best interests of our residents.

APPROVAL AUTHORITY

A major concern is the proposed shift of approval power from the County Council to appointed but unelected boards and commissions for certain developments, such as townhomes in new cluster developments called “Open Space Subdivisions”. This change effectively reduces the role of elected representatives and diminishes the transparency and accountability that should be central to developmental decisions. It’s not just a minor procedural shift—this could pave the way for widespread urbanization of Greenville County without direct oversight from those most accountable to the citizens. In fact, a single person on staff (Zoning Administrator) will have the authority to approve apartments and rental townhomes without public notification or a public hearing.

FEE IN LIEU OF TREES 👀

Additionally, the UDO introduces a fee-in-lieu of taxes for trees. While this may appear to offer flexibility, it poses significant risks. Developers could opt to pay a fee rather than adhere to tree preservation or planting requirements, potentially leading to the removal of mature trees that are vital for our local ecosystems, shade, and stormwater management. Even though the fee is intended for replanting elsewhere, new trees may not replace the benefits lost, especially if planted in less effective locations.

GOVERNMENT OVERREACH IN RURAL AND UNZONED AREAS

Another troubling aspect of the UDO is its potential impact on rural communities and farmers. The ordinance introduces new requirements for landowners, including restrictions on building barns, fences, and managing livestock. For generations, local farmers have maintained their land in ways that suit their needs and preserve the character of our rural areas. These new regulations could disrupt their practices and place an unnecessary burden on those who contribute significantly to our county’s economy and heritage.

I am paraphrasing, but as Councilman Mitchell expressed at the last workshop “This is not Atlanta, Charlotte, or Chicago. This is Greenville, and the citizens want to keep it that way!”

IF WE DO THIS WRONG

We need only look to neighboring regions to see the consequences of rushed policy changes. In Northern Virginia, similar ordinances hastily implemented led to increased traffic congestion, strained schools, and a loss of community character—issues we cannot afford to overlook. Given the time already spent on this ordinance, it makes little sense to rush it through without ensuring all concerns are addressed.

WE CAN DO THIS…….RIGHT!

We have an opportunity to get this right. It is crucial to take the necessary time to thoroughly review the ordinance, listen to every voice, and address every concern. The UDO contains valuable elements that could guide our future growth, but it also includes aspects that require careful consideration and possible revision. A rushed process could lead to confusion and unintended consequences that will be difficult to reverse.

My goal is not to sway opinions but to ensure that all citizens and developers in Greenville County are informed and engaged. Like I said when I first started discussing this ordinance, I will gladly make any revisions to these opinions and assessments as the ordinance is revised. This ordinance will shape the future of our community, and everyone deserves a chance to understand and influence the decisions being made. A transparent and inclusive process is essential for a healthy democracy.

As a matter of fact, read if for yourself!

Read the entire document here: UDO FINAL DRAFT REVIEW

In conclusion, I commit to fighting for a thorough vetting of this ordinance. We need to address the issues within it before they escalate. I will continue to update as this process moves along. At the end of the day, it’s the citizens of Greenville County who will live with the outcomes of this ordinance, and they deserve a thoughtful, transparent process that honors their voices and future for them and generations to come. - BBD19