Five Points Development a Good P

Five Points Development a Good Plan for James Island

Thursday, January 31, 2008

Some who live on streets off Maybank Highway near the Five Points intersection chose to live there because it's within walking distance of businesses, such as the Terrace Theatre and Athens Greek Restaurant.

There aren't many James Island neighborhoods where residents can walk to a shopping area.

The James Island Planning Commission approved a rezoning request last week that would allow developers to turn former residential property at Maybank Highway and Woodland Shores Road into a shopping center that could have a sandwich shop, coffee shop and bookstore in it.

If James Island Town Council approves the rezoning, not only will residents have another place to walk to for services, but property value in the area probably would increase with the development.

Surprisingly, in the many hearings, forums and meetings concerning the rezoning request, increasing property values was never mentioned by residents or the developers.

By contrast, at least one resident, who lives next door to the proposed development, said she would have trouble selling her property as residential if the rezoning is granted.

According to www.realtor.com, the official site of the National Association of Realtors, proximity to shopping areas can be good for property values. However, the site cautions that if the home is too close to shopping areas that bring in traffic and congestion, it can lower the value of a residence.

Jonathan Yates, a lawyer representing the developers on this project, painted a picture for the planning commission in his final comments before the vote was taken on rezoning. He said that if the zoning had been granted a year ago, this is what residents could do today: stop at the shopping center and get a cup of coffee or pick up a book on their way home. Perhaps they could do a little exercise in a small fitness center, which would be an allowed use, he said.

Real estate listings here and around the country frequently emphasize if a home is close to shopping areas. In fact, many homes in big cities cost more when they are within walking distance of stores.

Certainly, land value increases or decreases, depending on the type and quality of the development. In this case, the developers did their best to win over the planning commission with their attention to detail.

In fact, the landscaping attached to the development includes rows of magnolia trees planted on Maybank Highway and vegetative buffers and/or opaque walls between the development and the surrounding residential area. Plans call for lantern-type lamp posts to maintain a "village" feel.

Also, a prohibition against late-night businesses, drive-through restaurants and gas stations was included. Yates called the development a "smart growth" approach.

The town will gain revenue from this new development if it's passed. Future tenants will pay $15 to the town for the first $2,000 worth of revenue and $1 per $1,000 after that. One of the town's largest sources of revenue is business license fees. The town does not receive money directly from residential properties.

Yates said that if the rezoning isn't granted, the only appropriate use for the lot is to have multifamily housing, such as townhouses and apartment complexes, which not only bring in extra traffic from residents and visitors, but have been shown not to increase property values.

Residents do have valid concerns over traffic. This proposed development has brought to light how bad the traffic situation is on Woodland Shores Road. Still, the traffic problem is a town concern that should be resolved whether the development is granted. If the rezoning is granted, the town can work with the engineers and architects about where cars will enter and exit. Resident input is encouraged.

Another valid concern is possibly precedent-setting for the lots being rezoned from residential use to a planned unit development. Roy DeHaven, town administrator, has said that all rezoning requests are considered on a case-by-case basis, and approving one does not automatically mean others must receive approval.

Town Council is set to vote on whether to approve the rezoning at an upcoming council meeting (possibly on Feb. 5; call Town Hall at 762-7744 to get the agenda beforehand).

The final plan the developers put together is a good one: It's a low-impact, high-quality development on a busy corner that many residents will be able to use and walk to. It's a great plan for the corner and will enhance the neighborhood.

There are so few shopping areas on James Island that are pedestrian-friendly. With a little tweaking of traffic and input from residents, the town of James Island should feel confident in approving the rezoning.