Unified Development Ordinance: First Impressions of Greenville County’s “UDO” Draft

Councilman Blount’s Newsletter 8-13-24

Recently, the County took a significant step toward updating its zoning and land development regulations by drafting a new Unified Development Ordinance (UDO). This past week, the Council reviewed the first full draft of the UDO. Although the draft offers a promising vision for modernization, there are several initial elements that raise serious concerns. My goal is to do this throughout the entire process.

The Need for Modernization

The new UDO is intended to replace Greenville County’s outdated zoning ordinances and land development regulations with a more streamlined and accessible code. The draft aims to address the diverse needs of our region, from urbanizing areas near city centers to the rural expanses that define much of the county. The proposed changes seek to make the development process more consistent and predictable for everyone involved, including developers, residents, and county officials.

Our existing zoning regulations, last comprehensively revised in 2005, are undoubtedly due for an update. As Greenville County continues to grow, we need land use policies that are both robust and adaptable, ensuring that future development aligns with the community’s long-term vision as outlined in the 2019 Comprehensive Plan, known as Plan Greenville County.

A Potential Redirection of Focus

One of the primary concerns with the UDO in its current form is that it may not fully support the implementation of Plan Greenville County. Instead of reinforcing the goals set forth in the Comprehensive Plan, this new ordinance could drive the upcoming 5-year review of the plan itself. This shift in focus is troubling because it suggests that the UDO might require a reevaluation of the community’s long-term goals to fit its regulatory framework. Rather than helping to enact the plan’s vision, the UDO may unintentionally prompt a reassessment that could lead to outcomes at odds with what the community envisioned.

Centralizing Public Meetings: Understandable but Potentially Problematic

A particularly worrisome aspect of the UDO is its proposal to centralize public meetings for zoning decisions at the County building. While holding meetings at a central location might seem practical, it overlooks the challenges faced by residents in a county as large and diverse as Greenville. This centralization could make it difficult for residents, especially those living on the outskirts of the county, to attend these crucial meetings.

Greenville County covers a vast area, and for those who live far from the County building, attending a meeting could involve a long drive—perhaps during working hours—posing a significant barrier to participation. This issue is even more pronounced for residents who rely on public transportation or who have limited access to personal vehicles.

Moreover, centralizing meetings could disproportionately impact lower-income residents. In neighborhoods already experiencing gentrification, where rising property values and new developments are pushing long-time residents out, the ability to attend public meetings and voice concerns is essential. By requiring residents to travel long distances to participate, the UDO could effectively silence the voices of those who are already vulnerable. These residents are at the greatest risk of being displaced by new developments, and their exclusion from the decision-making process could accelerate this trend.

Take, for example, the Nicholtown neighborhood. Gentrification pressures are high here, and the ability for residents to attend local meetings is critical. If meetings are only held at the County building, residents who are already struggling to stay in their homes might find it nearly impossible to attend and express their concerns. This could lead to decisions that exacerbate the loss of affordable housing and displace long-time community members without their input.

Impact on Community Engagement

The proposed centralization of public meetings also raises broader concerns about community engagement. The UDO emphasizes the importance of community support, but by making public meetings less accessible, we risk alienating the very residents we are supposed to represent. The County Council is the most direct line of representation for the people of Greenville County, and when public meetings are difficult to attend, it can create a disconnect between the government’s actions and the community’s needs.

Residents have long voiced their concerns about the zoning and land development processes, especially in unzoned parts of the county. They want more transparency and predictability, not less. If the UDO is implemented as currently proposed, the public’s ability to influence land use decisions could be severely limited, particularly in areas where rapid development threatens to outpace the community’s capacity to adapt.

Additionally, the UDO requires more discussion on limiting the allowable zoning districts for new developments in relation to the surrounding area. Without careful consideration of how new zoning fits within the existing context, we risk approving developments that are out of scale or character with their surroundings. This could lead to conflicts within communities and undermine the cohesive vision laid out in the Comprehensive Plan.

This first full draft of the UDO is just that—a draft. It represents the initial ideas and proposals from planners and consultants, and it’s not final. There’s still plenty of room for revisions and improvements. As we continue this important work, it’s essential that we, as elected officials, remain focused on our responsibility to our constituents. The County Council must retain its central role in land use decisions, ensuring that development in Greenville County reflects the values and needs of our diverse communities. In addition, I want to make something clear. This is NOT an attack on our County Staff or anyone who helped prepared this document. I commend their hard work, that has taken years to get us to this point. I am hopeful they will continue taking this slower than normal governmental approach until the UDO is ready to be applied as our new policy. Doing anything faster makes me simply ask the question……WHY?

Preserving the Role of the County Council

The UDO must be carefully reviewed to ensure that it doesn’t inadvertently diminish the Council’s authority or reduce public participation in the planning process. Modernization is necessary, but it shouldn’t come at the cost of democratic governance and accountability. We must find a balance between efficiency and representation, making sure that the future of Greenville County is shaped by the people who live here, not just by developers.

In conclusion, while the new Unified Development Ordinance offers many promising updates, it also presents significant risks to the balance of power and public engagement in our local government.

As a County Councilman, I will continue to push for a UDO that strengthens, rather than weakens, the role of the Council and the voices of the people we serve. - BBD19