Keowee River Development Status (as of March 20, 2024)

Overview of the Development

Greenshores Development LLC is proposing to develop a property:

• Total Residential Units: 1,894

                     - Single Family: 1,427

                     - Townhome: 467 

• Total Site Area: 746.4 Acres

                     - 685.5 Acres Residential

                     - 60.9 Acres Commercial

• Five entrances on to Hwy 130
• Located between Hwy 130 and the Keowee River. Southern edge of property is approximately aligned with the Keowee Sailing Club location. Northern edge of property is approximately aligned with Holders Landing Road (about 1 mile north of the Katelynn Lane intersection)
• See maps below
• UNDERSTANDING OF COUNTY APPROVAL PROCESS - AQD Blog Article LINK

Developer Claims (as of December 2023)

• Community design includes single family homes, townhomes, commercial businesses, health care facilities for specialists and primary care, facilities for emergency services (fire, ambulance), open spaces, tennis/pickleball courts, beach area, and marina with services
• Profile of home buyers: 60% retirees; 15% near retirement; 15% working with no children; 10% families with children
• Target price point for townhomes >$550,000 depending on deflation/inflation over next 5-7 years
• Planning to keep as many trees as possible. Only clearcutting will be for the townhomes (400 of them), roads, and community facilities.   
• A tree/planting buffer will be installed along Highway 130

Status (as we have been made aware)

• Sketch Plans were submitted to the Planning Commission by the developer in September 2023. this is the first step in a lengthy approval process managed by the County Planning Department (see our blog article on the approval process here LINK)
• Property is not yet owned by the developer, but they have stated their intentions to close on the sale of the property in 1Q2024
• Should the developer purchase the property, they are able to begin clearing trees without receiving any approvals so long as they do not disturb the soil (e.g., pull stumps, grade, etc.); this is their right as South Carolina is supportive of agricultural business such as timber
• No formal requests for sewer services have been submitted to the OJRSA, but conversations have occurred in past
• No formal requests have been received by SC Department of Transportation, but conversations have occurred in past
• No formal approvals have been submitted to Army Corp of Engineers (who have oversight to the Keowee River), but conversations have occurred in past
• Oconee County Emergency Service confirmed that evacuation of the area due to a Duke Energy or other disaster is not a concern if Keowee River Development proceeds. Models show that the county will be able to evacuate residents well within the requirements of the Federal Energy Regulatory Commission (FERC) [added May 2024]

Actions Residents Could Consider

• Attend Planning Commission and County Council meetings to learn more and offer your constructive input (pleas that are emotional or contain little fact are less impactful). See our Events & News Page for these and other meeting dates, times, and locations.
• Learn about the county's Ordinances related to planning, development, roads, and standards in Chapters 24, 26, and 32 LINK
• Identify opportunities to improve the ordinances such that the construction of additional  housing remains aligned with the existing and planned infrastructure supports (e.g., roads, water, sewer, natural gas, electricity, internet, etc.) as well as public services (e.g., police, emergency responders, schools, public transportation, etc.).
• Remember, there are diverse needs across the county and ordinances should reflect those needs for example the southern portion of the county is primarily agricultural in nature; we have lake areas; and a mountain region. Affordable housing is needed as businesses continue to come into the county.

Articles 

News items we have found or contributed to - Please let us know if you have seen others 

(subscription may be required)

• The Journal - Upstate Today

                   "Four proposed subdivisions total about 746 acres in Seneca", Sep 11, 2023  LINK 

• The Journal - Upstate Today

                   "Elliott says he won’t support 1,900 residential homes on Highway 130", Sep 21, 2023  LINK

• The Journal - Upstate Today

                   "Oconee County crafting development standards", Oct 19, 2023  LINK

• The Journal - Upstate Today

                   "Subdivision hot topic for planners meeting", Mar 8, 2024  LINK 

• The Journal - Upstate Today

                   "Residents speak out against large subdivisions", Mar 21, 2024  LINK 

Opportunity Zone

The property has been approved as an Opportunity Zone which is part of a federal program created by Congress in the Tax Cuts and Jobs Act of 2017 to encourage economic development and job creation in low-income urban and rural communities. The program provides federal tax reductions for taxpayers who invest unrealized capital gains into specialized “Opportunity Funds” which then make an investment in designated “Opportunity Zones.” The zones themselves are comprised of low-income community census tracts designated by governors in every state. There are 135 eligible “Opportunity Zones” in South Carolina; two in Oconee County.

Opportunity tax advantages exist at the Federal, State, and county levels which may caused delays in realize new tax revenues.

Additional information can be found on these websites:

• https://oconeeozf.com/ provides a bit of information as prepared by Greenshores Development LLC
• https://scopportunityzone.com/ is the State of South Carolina website that describes the Opportunity Zone program