Goose Creek Boards At Odds Over Buffers

Two advisory panels for Goose Creek City Council at odds over just how far new land buffer guidelines should go.

Usually consisting of landscaping, buffers provide some breathing room between different types of property. For example, creating a more appealing separation between a neighborhood and a gas station than a simple chain-link fence.

The existing ordinance requires a minimum buffer of 15 feet between different uses.

"We've found this section to be inadequate over the years," said Daniel Ben-Yisrael, the city's planning director.

Recently, the Planning Commission unanimously approved more stringent buffer guidelines. Commercial and residential properties would be separated by a 30-foot buffer. The biggest buffer would be required between industrial and residential uses: 150 feet.

The new regulations would also require buffers between businesses and the street.

"We're seeking to establish more scenic vistas, as opposed to a parking lot at every turn," said Ben-Yisrael.

Imposing these guidelines on new development doesn't appear to be an issue, but business leaders balked last week at a requirement that existing development come into compliance in five years or seek an exemption.

The new requirements will have a drastic effect on business owners and property values, said Rick Buckner, chairman of the city's Economic Development Advisory Committee.

"There are shopping centers and small businesses that can't comply," he said. "We should be doing things that attract and retain business."

Some of the Lowcountry's most significant buffers are on Hilton Head Island. Drive down the highway, and you'd be lucky to find the Walmart without a GPS. A dense treeline runs along the road, obscuring the parking lot, and the muted brown sign sits close to the ground, barely noticeable if you're not looking for it.

"I'm all for enhancing the image of Goose Creek, but we're never going to be a Hilton Head," said Econimic Development Advisory Committee member Ron Henderson.

Goose Creek Assistant City Administrator Jeff Molinari said the original focus of the changes looked at targeting new development. Removing the requirement from existing businesses could eliminate most of the heartburn for the advisory committee.

Molinari suggested the city may organize a joint meeting of the Economic Development Advisory Committee and the Planning Commission to look at differences.