City’s Comprehensive Plan a Vision, Not a Blueprint

Greg Wilson/Anderson Observer

There is a fair amount of buzz surrounding the latest draft of the City of Anderson’s “Plan This City” document, which offers visions and goals to provide a 20-year comprehensive plan for such areas as land use/zoning, economic development, housing, transportation, public services, infrastructure, sustainability and community engagement.

The plan, which has been in the works for more than two years, has included bringing in a consultant to help gather community consensus and public input to craft a vision for the future of the city, said Maurice McKenzie, planning and development director for the City of Anderson.

A series of community forums and opportunities for review and suggestions online were central to putting the document together.

“The goal is to provide city council and staff the information for making decisions and to build an overarching vision, without a lot of particular details,” said McKenzie. “It’s a guide to help us direct growth with the emphasis on quality.”

Many of the projects from the city’s previous comprehensive plan, which is aging out, have met or exceeded expectations. From expanded recreation facilities for both adults and children, to the expansion of parks and green spaces (Carolina Wren Park, Linley Park and now Cater’s Lake), to a new hotel downtown, many of the goals of the last plan are now a reality.

Among the most talked about portions of the new plan is the identification of potential economic development areas for land along the East-West Parkway. These include both commercial, conservational and residential development.

There is a lot of concern that the parkway will lose its primary function of reducing traffic congestion and better traffic flow, the reason it was built, if there is development on this property. When the parkway was built, many of the property owners strongly opposed the move, citing fears of development as among their chief concerns. Among the concessions was a move by Anderson County Council to require a supermajority of council to approve any development along the road, which has become a major thoroughfare for the area.

Almost all of the property along the parkway is outside of the city limits, and would require property owners to request annexation to be considered for any of the potential plans for new construction. Even then, the parkway, which was designed to keep traffic moving and provide a walking trail, would have very few new entrances onto the road, and would require a frontage road or something similar. At busy intersections, most notably at Concord Road, this could pose a formidable challenge.

McKenzie said that even if any of the land is annexed, it will be subject to the process of review by the planning commission and city council which will review any development plans.

“If that happened, we want to ensure it would be something of quality which works well along that corridor,” said McKenzie. “Keep in mind this is a guide for growth, and what happens could be completely different. This is not set in stone. Chances are it is going to be developed eventually and we just want to make sure we get it right.”

The Land Use & Zoning section of the document seeks to update existing zoning codes to better manage the city’s growth and shape a sustainable future by streamlining processes that are more responsive to the public, modernizing zoning codes, and sustainable integrated development.

The guide also offers some ideas for the future of economic development, which includes mixed-use development areas of retail/residential (i.e. the large planned development of the Chemtex property between Fair Street and Murray Avenue which was originally slated for 160 new housing units downtown), downtown development, and pedestrian-oriented infrastructure (such as trails, streetscapes, sidewalks and the current project near The Lot Project). The comprehensive approach is designed to stimulate local business growth, attract new investments, and ultimately improve the quality of life for all residents.

“Plan This City” also aims to provide framework to upgrade and modernize water, electrical and communication systems, including those used by police, fire and emergency services. Road improvements, including bike lanes, and enhanced public transportation are also among the goals outlined in the document.

In addition, the document promotes expanded housing options, increased affordability/accessibility, integrated land use to increase walkability and decrease the need for cars, neighborhood revitalization targeted at boosting established neighborhoods and preserving the character of historic districts (while working to increase private investment in those areas), and increasing community engagement.

A pdf of the latest draft of “Plan This City,” which is expected to get a first-reading vote at the March 24 city council meeting, can be found here.