Presentation: State of the city 

Greenville City Manager Shannon Lavrin delivered the third annual “state of the city” address, highlighting Greenville’s continued growth. The presentation provided a recap of the work completed by the city in fiscal year 2025. Lavrin also highlighted key initiatives and projects that will be focused on during the upcoming fiscal year. 

The city has made significant progress on planning the multi-million-dollar renovation of Greenville City Hall. Lavrin said replacing the existing building would cost two to three times more than the planned renovation. Preliminary design plans for the project will go before the city’s Design Review Board on June 18. 

Plans were also announced in March for creating a downtown conference center as part of the Falls Park Conference District. More than $500 million in public and private investment is planned to transform more than six acres east of Falls Park into a new mixed-use district. Lavrin said the project will require substantial investment of time throughout the next year. 

The Greenville Police Department plans to launch a real-time crime center this year. This will provide a centralized, technology-driven hub for the department at the Public Safety Campus and Municipal Complex on Halton Road. Lavrin said the center will serve as mission control for public safety, providing officers with real-time data and support for more coordinated decision-making. 

Creating more parking in Greenville’s West End remains a priority for city leaders. In 2025, the city entered into a development agreement with RocaPoint Partners, the developer creating the $1 billion County Square project, for a new public parking garage on Howe Street. Lavrin said construction on the 400-space parking garage is slated to begin any day now. 

Progress has been made on designing the city’s new wheelsports park next to the Greenville Downtown Airport. The new park will consist of a bicycle playground, a pump track and a skate park. The city plans to look for a construction manager for the project this summer. Lavrin said the goal is to finalize the project’s design plans this year and start construction in early 2027. 

Several projects relating to the Prisma Health Swamp Rabbit Trail are also moving forward. Construction of the $4.7 million pedestrian bridge over Verdae Boulevard is expected to be completed by early fall. This project will allow for the trail to be extended to the Clemson University International Center for Automotive Research. Lavrin said Greenville County has promised to have the trail paved upon completion of the bridge. 

“We hope that we have the Swamp Rabbit Trail extension completed by the end of this year,” Lavrin said. “The bridge is expected to be completed no later than October.” 

Additional trail projects that the city will focus on include:

• Airport Loop Trail: Five miles around the Greenville Downtown Airport
• Swamp Rabbit Trail rehabilitation: One mile between River Street and Unity Park
• Halton Road Shared Use Path: Three miles extending off the Swamp Rabbit Trail Green Line
• Zoo Trail: One mile between the Greenville Zoo and downtown Greenville
• West Village Connector: One mile connecting Unity Park and West Greenville

City staff will continue to work on upgrading the community centers in Viola and West Greenville. Construction of the new Viola Community Center is underway and expected to be finished by the end of 2026. Lavrin said the design vision for the West Greenville Community Center is also anticipated to be completed by the end of the year. 

Other key initiatives the city plans to work on in the next fiscal year include:

• Selecting a land planner for the city-owned property in Haynie-Sirrine, with construction aimed to begin in 2027 
• Creating infrastructure plans for the Greenline-Spartanburg neighborhood
• Potentially launching a pilot modular housing initiative to help with affordable housing
• Collaborating with a private developer on a missing middle housing pilot project
• Completing the city’s first Urban Forest Comprehensive Plan
• Improving the infrastructure, appearance and functionality of Court Street
• Transforming the alleyways in front of the Greenville City Design Center and at One City Plaza. 

Approved: State accommodations tax funding designations

City Council approved designating $2.4 million from the state accommodations tax fund to provide financial assistance for events and projects that promote tourism within the city. The events and projects receiving the funding were selected by the city’s Accommodations Tax Advisory Committee.

VisitGreenvilleSC will receive the largest total award amount of $1.6 million in state ATAX funding. The funding will be used to increase overnight visitation in Greenville and to support the organization’s tourism program for fiscal year 2026-27. 

The Metropolitan Arts Council was also awarded $300,000 to market and promote the arts community in Greenville. Other entities that received funding include Artisphere, Falls for Greenville, South Carolina New Play Festival, the South Carolina Children’s Theatre, Upcountry History Museum, the Children’s Museum of the Upstate and more. 

Approved: $2M for public space upgrades, safety improvements

The city received $20 million in earmarked funding from the South Carolina General Assembly in fiscal year 2023-24. The funding went towards a specific list of public space upgrades and safety improvement projects. 

City Council gave initial approval to appropriate $2 million in additional funding to four capital projects. This will reimburse the city funding previously set aside for these projects with additional state-earmarked funds. 

The funded projects include:

• $541,349 to the Pedestrian Safety Action Plan project
• $357,992 to the Cultural Corridor project
• $575,778 to the Stone Avenue Corridor project
• $598,594 to the Augusta Street utility undergrounding project

Approved: $241K for Hudson Street and Townes Street projects

City Council approved the first reading of an ordinance to appropriate $241,976 to improvement projects on South Hudson Street and Townes Street. The funding comes from the city’s previous sale of right-of-way and temporary easements to the South Carolina Department of Transportation for the bridge replacement project on Hudson Street. 

The city’s Parks, Recreation and Tourism Department will use $45,000 to complete landscaping work on the right-of-way area affected by the bridge replacement on South Hudson Street. The remaining $196,976 will be used by the city’s Engineering Department to complete a road diet and improvements on Townes Street between West Elford Street and West Park Avenue. 

Approved: Annexation applications

City Council gave final approval to four annexation requests, including an application for two land parcels consisting of 7.56 acres off Conestee Road and Spanco Drive. Park District (PK) zoning will be applied to the parcel on the north side of the Reedy River, owned by the Conestee Nature Preserve. 

Lake Conestee Dam Restoration Project owns the second land parcel, which encompasses the newly constructed Conestee Dam. The portion of the parcel containing the dam will be zone PK. The other section, located south of the Reedy River next to the historic Conestee Mill, will be rezoned Mixed-Use 3. 

The other approved annexation applications include:

• 7 acres of open space on Grove Road and West Faris Road, with the proposed city zoning of PK
• 0.78 acres of land at 201 Edwards Road, with the proposed city zoning of Residential House B District (RH-B)
• 0.31 acres of land at 116 Otis St., with the proposed city zoning Residential House D District (RH-D) in the Greater Sullivan Neighborhood Revitalization Overlay District

Additional items

• City Council approved a resolution to amend the city’s procurement procedures. The amendment will increase the limits for acquisition and procurement methods from $2,500 to $5,000.
• City Council gave final approval to rezone an approximately 0.24-acre property on Pine Street from RH-D to Residential Neighborhood A District (RN-A)

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For updated information about your voter registration status, check your polling location or view a sample ballot, visit scvotes.gov.

Locally, four Greenville County Council seats have contested primaries. Several other candidates are uncontested in the primary.

District 17*

Candidate: Joe Dill

Party: Republican

Job: Bailiff at Circuit Court and Minister of Music

Years on council: 24

What is the one thing you plan to change if elected? Protecting farmland from being turned into subdivisions. Preserving our natural resources. Bringing public safety up to a standard that makes it competitive with others in South Carolina.

Any ordinances that allow builders to develop land that require taxpayers to foot the bill for the infrastructure improvements needed, for those subdivisions.

Candidate: John Ehlers

Party: Republican

Job: Master electrician

Years on council: 0

What is the one thing you plan to change if elected? Slow down development in District 17. Lower property taxes and abolish property tax on homestead for retirees.

Candidate: Travis Forrester

Party: Republican

Job: School safety and security

Years on council: 0

What is the one thing you plan to change if elected? If elected, my focus will be protecting the character of our communities while ensuring Greenville County grows responsibly. I will fight to improve infrastructure before approving large-scale development, protect taxpayers from unnecessary tax increases, and support public safety across our county. My career has been built on service and accountability, and I will bring that same mindset to County Council. I believe government should listen to the people, respect property rights, and make decisions that strengthen families, neighborhoods, and the future of Greenville County.

Candidate: James Hoard

Party: Republican

Job: Structural steel detailer

Years on council: 0

What is the one thing you plan to change if elected? I plan to be a fiscal hawk. Preserving rural communities begins with fiscal discipline and keeping taxes low. Greenville County residents are taxed enough already; I will not vote for any new or increase in taxes. We must use the resources we have to once and for all fix roads and we must tackle the issue of development. We must tackle the lack of zoning in District 17. We need to use all the tools in our tool belt. We must continue to protect our future generations from pornography in county libraries. We must protect families.

District 23

Challenger: Angela Aiken

Party: Democrat

Job: Healthcare professional

Years on council: 0

What is the one thing you plan to change if elected? If elected, my first priority is pushing County Council to adopt a coordinated affordable housing strategy, one that puts underutilized land, existing state/federal funding tools and community stakeholders at the center. Greenville County already has the ingredients. What’s missing is the will to pull them together. I will work to ensure that every housing dollar invested in this county builds wealth for long-time residents rather than displacing them. Affordable housing is not a talking point for me. It is something I have fought for from the ground up, and I will keep fighting for it from the inside.

Incumbent: Alan Mitchell

Party: Democrat

Job: Architecture

Years on c0uncil: 3; (I am in my 4th year of my 1st term)

What are you planning to work on in your next term? I plan to continue to work on affordable housing securities and transportation options. I will also continue to provide necessary services to my constituents. As for change, I will continue to work on improving how governmental and private entities cooperate on getting projects completed for the betterment of the citizens of Greenville County.

Challenger: David C. Mitchell

Party: Democrat

Job: Human resources

Years on council: 0

What is the one thing you plan to change if elected? Developing affordable, accessible and attainable housing for low- to moderate-income families, by sustaining legacy minority communities that have been decimated by gentrification and taxation policies, which have displaced low- and moderate- income families by excessive taxation and home loss due to county tax policies.

Building and supporting an effective Transit Development Plan that creates a reliable public GTA/Greenlink transportation system that has dedicated funding sources to support green technology, on-time performance and modern equipment that facilitates a state-of-the-art bus transportation system

Council representation that focuses on smart growth and infrastructure that keeps pace with rapid growth and development.

District 26

Incumbent: Rick Bradley

Party: Republican

Job: President of R D Bradley Co.

Years on council: In my fourth year

What are you planning to work on in your next term? The Greenville County Comprehension Plan is one of the issues I will continue to focus on. The Comprehension Plan tells us where growth can be. The zoning ordinances tell us what can be built and the Land Development Regulates (LDRs) tell us how it can be built. Right now, they are not in alignment with one another. I have already started this process to align them. The result will make is much easier to manage our overwhelming growth and infrastructure problems here in District 26 as well as in the rest of Greenville County.

Challenger: Daniel Rumfelt

Party: Republican

Job: Manufacturing

Years on council: 0

What is the one thing you plan to change if elected? With the primary coming my way, I pledge to improve the land development regulations in order to ensure sustainable development of Greenville County that is in sync with our infrastructure needs. At present, growth exceeds the capacity of roads, drainage systems, and public safety and people suffer as a result of this mismanagement. My efforts would be towards updating the land codes in our county, directing growth to areas which can accommodate it and ensuring proper planning of large projects. I would also like to create a conservation district in South Greenville to preserve rural living for generations to come.

District 28*

Candidate: Allen Kellett

Party: Republican

Job: Farmer and businessman

Years on council: 0

What is the one thing you plan to change if elected? I want to bring fiscal responsibility to the council and transparency for the public. The major issue I will be working on is finding funds in the current budget to allocate to our road and bridge problems.

Candidate: Kyle Long

Party: Republican

Job: Pilot Lt Col USAF ret.

Years on council: 0

What is the one thing you plan to change if elected? I am going to get the roads fixed without raising taxes. The current council budget was able to increase road repair spending four times more than had ever been spent in the past. I plan on making our infrastructure a priority while limiting the overgrowth. I will have good communication with my constituents and involve them in proposals that come before county council. I will be on every board I can be on to understand where our money is being spent while fixing inefficiencies. I will use discernment to understand the ramifications of every proposal.

*Incumbents Joey Russo (District 17) and Dan Tripp (District 28) are not running for reelection.

Uncontested county races

The uncontested Greenville County primary races include Chadwicke L. Groover (Republican) for probate judge; Scott Case (Republican) for auditor; Allen Hodges for county treasurer; Benton Blount (Republican) and Cody Dean (Democrat) for County Council District 19; and Thomas Sanders (Democrat) for County Council District 28.

Throughout Greenville County, eight Senate and 16 House seats are on the general election ballot with 11 contested races. S.C. Senate candidates Rex F. Rice (R-District 2), Tom Corbin (R-District 5), Jason Elliott (R-District 6), Karl B. Allen (D-District 7), and Shane Martin (R-District 13), and S.C. House candidates Neal Collins (R-District 5), Thomas Beach (R-District 10), Mark N. Willis (R-District 16), Mike Burns (R-District 17), Alan Morgan (R-District 18), Patrick Haddon (R-District 19), Bobby J. Cox (R-District 21) and Bill Chumley (R-District 35) are running unopposed.

***

Here are the other contested candidates on the ballot:

Governor

Republican

• Jacqueline Hicks DuBose
• Pamela Evette
• Joshua Kimbrell
• Nancy Mace
• Ralph W. Norman
• Rom Reddy
• Alan Wilson

Democrat

• Jermaine Johnson
• Mullins McLeod
• Billy Webster

***

Secretary of State

Democrat

• Jason Belton
• Edwina Winter

***

State Treasurer

Democrat

• Vincent Coe
• Trave Robertson Jr.

***

State Attorney General

Republican

• Stephen Goldfinch
• David M. Pascoe
• David Stumbo

***

State Comptroller General

Democrat

• Tiffany Boozer
• Bruce K. Cole

***

State Superintendent of Education

Democrat

• Lisa Ellis
• Sylvia Wright

***

State Commissioner of Agriculture

Republican

• Jeremy B. Cannon
• Danny Ford
• Cody Simpson
• Fred West

***

U.S. Senate

Republican

• Calvin Cowen
• Thomas Keith Dismukes
• Lindsey Graham
• Pat Herrmann
• Mark Lynch
• Darius L. Mitchell

Democrat

• Annie Andrews
• Brandon P. Brown
• Kyle Freeman

***

U.S. House

District 3

Democrat

• Eunice Lehmacher
• Ernest E. Mackins

District 4

Republican

• David Atchley
• Robert E. Lee
• William Timmons

***

State House

District 5

Republican

• Neal Collins
• Brandy Tarleton

Democrat

• David F. Jones

District 10

Republican

• Thomas Beach
• Stewart Watson

Democrat

• Thomas Stewart

District 21

Republican

• Heather Currie
• Dianne Mitchell

District 22

• Randolph Chuck Rhode Jr.
• Paul Wickensimer

District 24

Democrat

• Caroline Avinger
• Justin Sanders

District 25

Democrat

• Wendell Jones
• Derrick L. Quarles

***

While many races have contested primaries, multiple candidates are running unopposed for their party’s nomination.

Candidates in uncontested statewide primary races include: Michael A. Addison (United Citizens), Walid N. Hakim (Green) and Gary M. Votour (Workers) for governor; Mark Hammond (Republican) for secretary of state; Curtis Loftis (Republican) for state treasurer; Richard Hricik (Democrat) for attorney general; Mike Burkhold (Republican) for comptroller general; Baba Amin Ojuok (United Citizens) and Ellen Weaver (Republican) for state superintendent of education; DeShawn Blanding (Democrat), Chris Nelums (United Citizens) and Michael Sullens (Libertarian) for commissioner of agriculture; and Jason Elliot Brenkus (Libertarian), Mark Hackett (Constitution) and Kasie Whitener (Libertarian) for U.S. Senate.

The uncontested primary races for Upstate representatives include Sheri Biggs (Republican) and Brian Corriea (Libertarian) for U.S. House District 3; Jessica Ethridge (Libertarian) and Courtney McClain (Democrat) for U.S. House District 4; Lynn Ramirez (Democrat) and Mark N. Willis (Republican) for State House District 16; Mike Burns (Republican) and Rich Nicoloff (Democrat) for State House District 17; Virginia B. Maclure (Democrat) and Alan Morgan (Republican) for State House District 18; Patrick B. Haddon (Republican) and Rachel Smith (Democrat) for State House District 19; Polly Elbertse (Democrat) and Stephen D. Frank (Republican) for State House District 20; Dexter Reaves (Democrat) for State House District 21; Josh Kendrick (Democrat) for State House District 22; Chandra Dillard (Democrat) for State House District 23; and Bruce Bannister (Republican) for State House District 24.

The post Meet the candidates: Greenville County June 9 Primary appeared first on GREENVILLE JOURNAL.

The planning document will outline strategies for enhancing the public transit system’s services over the next five years. Greenlink’s current Transit Development Plan was adopted in 2018 and updated in 2021. 

“The transit development plan is our roadmap,” said Katerina Moreland, transit finance and compliance administrator for Greenlink. “It defines our goals, objectives and our next steps as we look to continue to improve our system across all of the greater Greenville area.”

Greenlink kicked off the planning process at the beginning of the year with consultants from Montreal-based engineering firm WSP. Initial public input was collected from a community survey and a 70-person focus group. 

Potential bus route improvements have been identified in five areas within Greenlink’s transit network, based on collected community input and data analysis. The proposed changes were presented at six public meetings held June 1-3. Community members are invited to complete an online survey to provide additional feedback on the recommendations. 

Bus improvement areas

Changes have been proposed to Greenlink’s bus routes serving the Woodruff Road and Mauldin areas. A new route is recommended to provide public transportation to Bridgeway Station and the new GE Vernova Park in Mauldin. Greenlink is also exploring extending service coverage further down Woodruff Road with a new route to reach the Walmart Supercenter, Aldi and Publix. 

“We want to get people to places where they work, go to school, get food or access healthcare,” said Andrea Gray, public engagement manager for Greenlink. “We’re trying to make sure people can get around our city in a very efficient way.”

Another proposed improvement would be extending Route 509: Haywood along Pelham Road to the Walmart Supercenter in Greenlink’s East Greenville service area. The public transit system is also considering updating Route 505: Rutherford to provide more services along Pleasantburg Drive and extend to the Greenville State Farmers Market. 

Read more Greenlink news

One of Greenlink’s loop routes, Route 506: Woodside, is recommended to be split into two routes to provide more efficient service to Berea. Transit users would be able to ride the bus on either the Cedar Lane Road or Old Buncombe Road routes from downtown Greenville to Food Lion in Berea. The proposed route along Old Buncombe Road would also provide service coverage to Heritage Green on College Street.

Greenlink has proposed extending Route 503: Poinsett farther north to downtown Travelers Rest and the Prisma Health North Greenville Hospital. Gray said the updated route would provide service to the Walmart Supercenter in Travelers Rest, which was a request made by students at Furman University. 

The final recommendation involves splitting Route 504: Anderson into two separate routes running to the southwest area of Greenville. The route change would add more bus service along White Horse Road, reducing the need for transit users to cross the busy road. Gray said bus service would also be added back for the Staunton Bridge neighborhood. 

Next steps

Greenlink and its consultants plan to examine the financial feasibility of the proposed bus route changes presented at public meetings. Moreland said this will determine how much funding it would take to implement changes in coming years. 

The recommended transit improvements will be further refined based on these findings and public comments. A draft version of Greenlink’s 2026 Transit Development Plan will be developed over the summer with updated recommendations. Greenlink staff expect to create the final planning document in fall. 

For more information, visit https://www.greenvillesc.gov/2738/Greenlink-2026-Transit-Development-Plan.

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Advanced: $473.9M budget

Council voted 9 to 3 to advance an ordinance establishing a $473.9 million budget for the 2026-2027 fiscal year, including around $27 million for road maintenance.

The proposed budget was amended to include a 4% pay increase for all county employees. The ordinance previously planned for an average 2.5% pay increase for all county employees with an additional 2.5% for public safety workers.

This item will go before the Council for final approval on June 16.

Other items:

Council voted to approve or advance several items, including:

• Sending an ordinance regarding a referendum to establish a penny tax for roads to the Committee of the Whole. If approved, the referendum would appear on November’s ballot.
• The final reading of an ordinance to donate county-owned land to the Piedmont Public Service District. The 3.7-acre parcel in the area of Ridge Row and Langston streets near the Saluda River in Piedmont. The property will be used for recreation.

The post Greenville County advances $473M budget, penny sales tax referendum: Council Notes appeared first on GREENVILLE JOURNAL.

Initial approval: $91.5M budget

On a 5-2 vote, council approved first reading of an ordinance establishing a $91.5 million budget for fiscal year 2026-27, which includes $61.1 million for the general fund through which most of the city’s operations are funded.

The proposed budget maintains the city’s current property tax millage at 111.0 mills. The budget represents a 4.4% increase in expenses over the current fiscal year budget, while the value of a mill has increased 9.9%, generating an estimated $334,605 in property tax revenue per mill.

The proposed budget includes $1.55 million for 22 new staff positions across 10 departments, as well as funding for a 2.8% cost-of-living increase in staff pay.

During a lengthy discussion, several council members expressed a desire to amend the budget to include a millage decrease. Council member Wryley Bettis proposed an amendment to reduce the millage by 2 mills, which would total about $668,000. That amendment was defeated. Council member Charles Lander subsequently offered an amendment to lower the millage by one mill, but that measure was also voted down.

Council member Jay Arrowood proposed an amendment that would freeze technology funding pending a council discussion on how data the city collects is used and protected. He cited specific concerns about cameras and the use of facial recognition software. That amendment was also voted down.

On a motion to approve the budget as presented, council members Bettis and Lander voted against approval. Council members Arrowood, Karuiam Booker, Mark Hopper and Paul Lamb joined Mayor Rick Danner in voting to approve.

Council is expected to consider second and final reading of the budget ordinance during its June 9 meeting. A budget must be approved before the current fiscal year ends June 30.

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The new planning document will help the public transit system enhance its services to meet the community’s future transportation needs. Greenlink’s last transit development plan was adopted in 2018 and updated in 2021. 

Community members are invited to review and provide feedback on the plan’s recommended transit improvements at an upcoming open house. Six public meetings will be held June 1-3 at different locations across Greenville County. 

Greenlink’s open houses will be held at:

• Mauldin Cultural Center from 11:30 a.m. to 1:30 p.m. on June 1
• Greenville Technical College Main Campus from 5:30 to 7:30 p.m. on June 1
• Greenville Technical College Northwest Campus from 5:30 to 7:30 p.m. on June 1
• Taylors Library Burdette Branch from 9:30 to 11:30 a.m. on June 2
• Greenlink Transit Center from 12:30 to 4:30 p.m. on June 2
• Greenlink Transit Center from 9:30 to 11:30 a.m. on June 3

The collected public feedback will be used to develop the draft of the new transit development plan. The draft plan is expected to be presented and finalized in August and September. 

For more information, visit https://www.greenvillesc.gov/2738/Greenlink-2026-Transit-Development-Plan/.

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The city’s Planning and Development Department is exploring ways to expand Greenville’s housing supply by promoting the creation of missing middle housing. This concept refers to house-scale buildings containing multiple residential units. Examples include duplexes, triplexes, four-plexes, townhomes, cottage courts, courtyard apartments and similar developments.

Mary Douglas Hirsch, the city’s director of planning and development, said missing middle housing is “gentle density” that can be used for infill development within the city. Missing middle housing is ideal in walkable neighborhoods near retail, food, open space and other amenities. These housing types sit between detached single-family homes and high-rise apartments on the housing-density spectrum. 

“We’re dusting off this concept as we’re looking at a variety of tools to achieve more housing. This is not the silver bullet,” Hirsch said. 

Construction of these housing types has been widely missing in the United States since the early 1940s. Existing examples can be found in neighborhoods and historic districts across the city of Greenville, including in Hampton-Pickney, Greenline-Spartanburg and the West End. 

Missing middle housing can appeal to a range of demographics, from empty nesters looking to downsize to young professionals. Greenville City Councilmember Tina Belge explained that this housing type can also provide more attainable options for middle-income households and create homeownership opportunities. 

“We’ve gotten pretty imbalanced in our homeownership and rental in our city and homeownership is just not attainable for so many people,” Belge explained. “More missing middle housing is not only to lower price points so they can rent at a more affordable price, but maybe also purchase.”

Greenville housing study and planning

The concept of missing middle housing was reintroduced by Daniel Parolek, founding principal of California-based Opticos Design, in 2010. In 2019, the team at Opticos Design completed a two-part study of the regulatory barriers to creating these housing types in the city of Greenville and Greenville County. The study results and recommendations were presented to the Greenville City and County Councils in 2020. 

Hirsch said the study set the stage for the creation and adoption of the GVL2040 Comprehensive Plan in 2021. The plan promotes missing middle housing strategies and outlines areas within the city suitable for this housing type, such as around downtown Greenville, Augusta Street and the Village of West Greenville. A five-year update of GVL2040 is currently underway.  

The city also overhauled its zoning and land development regulations to adopt the new Greenville Development Code in 2023. Existing zoning barriers restricting the creation of missing middle housing were removed from the new code. A new zoning category, Neighborhood-Scale Zoning Districts, was also created for these housing types. 

Neighborhood-Scale Zoning Districts allow low-intensity housing options ranging from 2.5 to 3 stories tall. These buildings can accommodate between 4 and 12 residential units, with a 16-unit max when the development bonus is applied. This zoning type can be found in pockets throughout the city, often as a transition between single-family residential neighborhoods and commercial areas.

Despite the new zoning framework, city staff have not seen many missing middle housing options, outside of townhomes, being created in Greenville. The city invited Tony Perez, senior associate with Opticos Design, to visit Greenville in May to meet with city officials, developers and the community about missing middle housing. 

Perez led a housing workshop with the city’s Planning Commission on May 13. Commission members discussed the current barriers that prohibit developers from building missing middle housing, such as financing issues, utility fees and building codes. Hirsch explained that the city will explore ways to mitigate these barriers for developers.

Planning staff is also interested in completing a pilot project for missing middle housing on city-owned land in partnership with a home builder. Hirsch explained that the project would help test out building this housing type to work through any hurdles. The pilot project would also create new housing for the community. 

“Over the summer, we’re going to be exploring this more and figuring out what our next steps are, but planning will be following up with other departments at the city and our city council on next steps,” Hirsch said. “We’ve got good momentum and interest, so I’d like to continue the conversation.”

Definition of missing middle housing

“House-scale buildings with multiple units in walkable neighborhoods.”

Source: Opticos Design

Examples of missing middle housing

• Duplex
• Triplex
• Cottage court
• Townhome
• Multiplex
• Courtyard apartments
• Accessory dwelling units
• Live/work building

Missing middle housing study

Opticos Design, the architects behind the missing middle housing movement, completed a two-part study of the city of Greenville and Greenville County in 2019. The study was commissioned by Impact Greenville, a coalition consisting of the Greater Greenville Association of Realtors, Upstate Forever, the Greenville Housing Fund, Greenville Community Foundation and the city of Greenville.

Population growth

The city of Greenville had a total population of  79,396 residents in 2025. By 2030, the city’s population is projected to reach 85,616 residents.

Source: City of Greenville

***

Owner-occupied vs. renter-occupied units

Year: 2025

• Renter occupied: 56%
• Owner occupied: 44%

Year: 2030 (projected)

• Renter occupied: 54.5%
• Owner occupied: 45.5%

Source: City of Greenville

The post ‘Missing middle’ momentum: Greenville pushes for attainable urban housing to handle growth appeared first on GREENVILLE JOURNAL.

Advanced: Traffic calming study

Council advanced a traffic calming study conducted by Impact Designs Inc., which examined the League Estates and Poinsettia subdivisions as well as Jones Avenue and Hedge Street.

The study’s recommendations included:

• Adding a diagonal diverter at South Pliney Circle and Hunter Street, and two speed humps on North Pliney Circle in League Estates.
• Installing two speed humps on Jones Avenue between Southern Oaks Lane and North Maple Street.
• Creating a northbound half closure at Moore Street and a southbound half closure at Crisp Street on Hedge Street.
• Constructing a partial median closure at Poinsettia and Fernwood drives, and a forced turn island in the southbound lane of Poinsettia Drive at Coralvine Road.

This study was proposed after council voted in February to reopen Hunter Street, which was closed in November 2022. This item will go before the City Council for approval on June 9.

Advanced: Amendment to fiber franchise agreement ordinance

Council advanced an amendment to the city’s fiber franchise agreement ordinance. If approved, all new agreements would be subject to the City Council’s approval or denial.

This item will go before the City Council for initial approval on June 9.

Other items

During his report to council, City Administrator Tee Coker provided several project updates, including:

• An arborist removed seven trees near the playground in Gracely Park. The next steps are installing shade structures over the playground and possibly turning two remaining tree trunks into sculptures and installing two boulder playsets.
• Within the next few weeks, an HVAC contractor will apply sound-deadening foam casings and fabric to the variable air volume units above the dais in council chambers.

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These guidelines are used to manage the design, character and function of downtown Greenville as it continues to grow and evolve. New projects in the city’s downtown design district must comply with the standards outlined in the document, which cover everything from building massing to architectural detailing. 

The first draft of the updated downtown design guidelines was presented during the city’s project preview meeting on May 26. Community members are invited to review and provide feedback on the draft guidelines on the city’s project website. The guidelines were last updated in 2017. The existing guidelines  prioritize enhancing walkability, green space and pedestrian activation in downtown Greenville.   

The adoption of the Greenville Development Code in 2023 expanded the boundary of the city’s downtown design district, bringing in new neighborhoods, districts and zoning types. The expansion required the city to update its guidelines. 

City staff started working on the downtown design guidelines update in May 2025 with consultants from Cooper Carry and ADP Urban Planning and Development. Edward Kinney, a principal landscape architect with the city, said the updated guidelines incorporate most of what was already in place, with a few additions. 

For example, the draft guidelines outline four specific character districts found within the general downtown area of Greenville. Each district has unique design priorities and standards to ensure new development reinforces the area’s existing characteristics.

“We wanted to find tools that would help guide design to address the unique areas of downtown,” said Allison Bickers with Cooper Carry. 

The Halprin District incorporates the area on the north end of downtown Greenville. It is named for Lawrence Halprin, who redesigned Greenville’s Main Street between College and Broad streets in the 1970s. The draft guidelines prioritize preserving the district’s historic and natural features while strengthening the retail storefront experience. 

The proposed boundaries of the West End District stretch from South Academy Street down to the intersection of Augusta and Dunbar. Priorities outlined in the draft guidelines include protecting the district’s historic commercial character and public spaces while welcoming adaptive reuse and appropriate infill development.

The Unity Park District focuses on the area surrounding the city’s 60-acre park, including Mayberry Street, South Hudson Street and Welborn Street. Some of the proposed priorities for the character district include promoting park-centered architectural designs, strong pedestrian infrastructure, flood mitigation and expanded tree canopy. 

The final character district contains the Village of West Greenville and the Pendleton Street corridor. The draft guidelines focus on maintaining the district’s artistic character, promoting mixed-use growth and adding gathering spaces. 

The updated downtown design guidelines also include a new section for residential projects that fall within the expanded downtown design district boundary. Specific design standards have been created for four residential building types:

• Small-scale multi-family housing
• Single-family detached housing
• Single-family attached housing
• Existing single-family housing

Following the project preview meeting, the city’s consultants will analyze the collected public feedback to finalize the draft downtown design guidelines. The Design Review Board is tentatively scheduled to review the updated guidelines in August. The guidelines will also need to be reviewed and approved by the city’s Planning Commission and Greenville City Council for final adoption. 

For more information on the city’s downtown design guidelines and to submit online feedback, visit greenvillesc.gov/2676/Downtown-Design-Guidelines.

Design principles

The first draft of the updated downtown design guidelines includes a revised list of design principles. These principles reflect the city’s vision for the continued development of downtown Greenville. 

• Contextual fit
• Design quality
• Human scale
• Variety and adaptability
• Pedestrian priority
• Green infrastructure
• Strengthen connectivity
• Comfort and activation

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“The June 9 primary will take place as scheduled,” said Conway Belangia, SEC executive director. “Our focus remains delivering a fair, impartial and accessible election for every eligible voter in South Carolina, and that work continues regardless of ongoing activity at the State House.”

Questions surrounding the election started when Gov. Henry McMaster issued an executive order May 14 to make the state General Assembly reconvene for a special session, beginning May 15.

The House of Representatives took up H. 5683, a bill that, if approved by both chambers, would redraw the state’s U.S. House districts. This piece of legislation was passed by the House on May 20 and is being discussed in the Senate.

For more information, visit scvotes.gov.

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Introduced: $473.9M budget

Council introduced for first reading an ordinance establishing a $473.9 total budget for the 2026-2027 fiscal year, which includes $286.6 million for the general fund.

The proposed budget is slightly lower than the current fiscal year total of $477.2 million but higher for the current general fund budget of $275.1 million.

Council will have to approve three readings for the budget to take effect before the end of the fiscal year June 30. Council is also likely to hold a number of budget workshops with the first scheduled for May 21.

Among the proposals included in the budget are an average 2.5% pay increase for all county employees with an additional 2.5% for public safety workers. The proposal also includes about $27 million for road maintenance.

The budget ordinance was approved by the Committee of the Whole without discussion during a meeting prior to the main council session.

Discussed: Penny tax for roads

Council appears to be ready to revisit a local option sales tax for roads following council member Curt McGahhey (District 21) advising council at a meeting earlier this spring that he intended to bring the matter back before council this year.

The council’s roads, infrastructure and public works committee took the first step on that path Tuesday afternoon following a discussion of the necessity of finding more money for the county’s deteriorating roads.

McGahhey, who chairs the committee, said the matter required urgent action following the General Assembly’s passage of a bill that would extend the ability to impose a local option sales tax for capital projects to the state’s municipalities. The governor signed the bill — S.866 — into law May 19.

McGahhey told his fellow committee members he felt extremely confident the City of Greenville would take advantage of the law and that if it passed such a tax the chances of the county being able to pass its own local option tax for roads would be effectively zero. He said this year would likely be the county’s last chance for a penny road tax.

The committee directed county staff to prepare a draft ordinance for a local option transportation tax before its next meeting in June.

Such a measure would face an extremely tight timeline as it would have to be passed before August in order for it to appear as a referendum question for county voters on November’s ballot.

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Extensive interior and exterior renovations are planned for the city’s headquarters at 206 S. Main St. in downtown Greenville. Greenville-based DP3 Architects was selected to design a new modern look for the 54-year-old municipal building.

Community members will have the opportunity to review the project’s proposed design plans during the city’s project preview meeting on May 26. The drop-in style meeting will be held from 4 to 6 p.m. at the new Greenville Civic Design Center at 15 S. Main St.

The project is expected to be reviewed by the city’s Design Review Board in June.  

Project details

Preliminary renderings for the project depict a modernized City Hall with a new glass facade. The existing travertine stone exterior on the building’s elevator shaft will be preserved as part of the project. 

“We wanted a City Hall that feels inviting and connected to the community, and this design delivers that,” said Greenville City Manager Shannon Lavrin.

The design team proposes extending the 10-story building’s footprint six feet towards Main Street to create a new main entrance to City Hall. Meg Terry, principal at DP3 Architects, said the design intentionally enhances the building’s presence in downtown Greenville. 

As part of the project, Greenville City Council chambers would also be relocated from the building’s 10th floor to the ground floor as part of a new rear addition. Greenville Mayor Knox White said the relocation of the chambers speaks to the city’s commitment to open, transparent government where neighborhoods and residents come first. 

“For our employees, the renovation will mean more collaborative and inspiring workspaces,” White said. 

Interior renovations are planned for the City Hall’s first six floors to create modern office space for city departments. Floors seven through 10 will be remodeled as interior shells for future city expansion or tenant occupancy. Structural improvements would also be completed, such as replacing the building’s mechanical, electrical, plumbing, HVAC and fire protection systems. 

In September 2025, city leaders estimated the renovation project would cost approximately $35 to $40 million to complete. Updated cost estimates based on the project’s new design plans have not been released by the city. Greenville City Council approved the appropriation of $3 million to cover the project’s design, engineering and startup costs in February. 

According to the city, renovations are expected to begin in early 2027 with an estimated completion by late 2028. Reeves Young LLC was selected as the project’s construction manager.

For more information, visit greenvillesc.gov/2115/City-Hall-Downtown-Location.

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Initial approval: $49.9M budget

Council gave initial approval the city’s $49.9 million 2026-2027 budget.

If approved, the budget will go into effect July 1 and some of its highlights include:

• $2.9 million for vehicles and equipment for police, fire and public works departments.
• $534,000 in funding for road resurfacing.
• $250,000 for the continued construction of sidewalks and trails.
• 2% cost of living increase for staff.

This item will go before the City Council for final approval on June 15.

Initial approval: Sewer pump station fees

Council unanimously voted to approve an ordinance that would establish or adjust the sewer pump station fee for parcels in multiple subdivisions, including:

• Establishing a $400 fee in Hawk Haven and a $75 fee in Pine Forest.
• Maintaining a $75 fee in Adams Glen and Indigo Point.
• Reducing the fee in Riley Trace from $425 to $400, in Ameris from $268 to $250, and in The Retreat from $425 to $400.
• Increasing the fee in Deer Ridge from $50 to $60.

This item will go before the City Council for final approval on June 15.

Other items

Council voted to approve several items, including:

• An amendment to the city’s fireworks ordinance to allow the city administrator to grant permits to people or organizations for special fireworks displays. This item will go before the City Council for final approval on June 15.
• To accept $500,000 from the Greenville Legislative Delegation Transportation Committee to build new sidewalks on Miller Road.
• A mutual aid agreement and contract with Clemson University for the Mauldin Police Department to assist with security during the college’s home football games.
• A memorandum of understanding to allow the city administrator and police chief to enter into agreements with outside law enforcement agencies to support special events held within the city limits.
• The appointment of Erika Stinson as a full-time administrative judge with the city. She will serve a four-year term through May 31, 2030.

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Final approval: Operating and capital budgets for FY27

Council approved the final reading of the city’s $309.9 million operating budget for fiscal year 2027. The approved budget will go into effect on July 1. 

No tax increases or changes to the city’s business license rates are included in the approved budget. The FY27 budget does add a $1 monthly increase to the city’s solid waste fee and a 2.4% increase to the wastewater base monthly fee and the stormwater annual fee. 

Read more about the city’s operating and capital budget

Council also gave final approval to the $29 million capital budget for the first year of the 2027-31 capital improvement program. Approximately $3.5 million in interest from the city’s capital projects fund and $4.2 million from the capital projects reserve will be allocated specific projects. 

The capital budget allocates funding to projects that support council’s five priorities:

• Recreation, Open Space and Resilience: $9.6 million 
• Neighborhoods and Affordable Housing: $6.8 million 
• Mobility and Transportation: $4.9 million
• Economic Development: $4.3 million 
• Public Safety and Engagement: $3.5 million

Staff report: Memorial for Sgt. Ashley Munoz

Sgt. Ashley Munoz with the Greenville Police Department was killed in a head-on collision in Spartanburg County on May 15. Her wife and fellow Greenville Police Sergeant, Diana Munoz, was critically injured in the accident and airlifted to a nearby hospital. According to the city, both officers were off duty when involved in the accident that took the lives of four other individuals. 

Greenville Mayor Knox White and City Manager Shannon Lavrin shared their condolences on behalf of the city to the couple’s family and the Greenville Police Department during Monday night’s meeting. Community members are invited to visit a memorial for Sgt. Ashley Munoz set up at the City of Greenville Public Safety Campus and Municipal Complex at 204 Halton Road. 

“We are keeping Sgt. Diana Munoz, who was critically injured, in our thoughts and prayers,” Lavrin said. “We are so grateful that she is doing as well as she is, and we are hopeful that she will continue to show improvement with every passing day.”

Initial approval: Annexation applications

Council gave initial approval to five annexation applications, including two land parcels consisting of 7.56 acres off Conestee Road and Spanco Drive. Conestee Nature Preserve owns one of the parcels on the north side of the Reedy River requested to be zoned Park District (PK) in the city. 

The second land parcel owned by the Lake Conestee Dam Restoration Project encompasses the newly built Conestee Dam on the Reedy River. Currently, half of the dam is located in the city while the other half is in the county. The portion of the parcel containing the dam is requested to be zoned PK. Mixed-Use 3 (MX-3) zoning is proposed for the other section located south of the Reedy River next to the historic Conestee Mill. 

The other annexation applications include:

• 7 acres of open space on Grove Road and West Faris Road, with the proposed city zoning of PK
• 6.28 acres of land on Augusta Road, Traynham Place, Cashel Place, Carson Place and Caston Lane, with the proposed city zoning of PK, MX-3 and Community 3 District (RC-3)
• 0.78 acres of land at 201 Edwards Road, with the proposed city zoning of Residential House B District (RH-B)
• 0.31 acres of land at 116 Otis St., with the proposed city zoning Residential House D District (RH-D) in the Greater Sullivan Neighborhood Revitalization Overlay District

Approved: Naming of municipal courtroom

Council approved naming a courtroom at the City of Greenville Public Safety Campus and Municipal Complex in honor of Greenville Municipal Court Judge Matt Hawley. It will be named the “The Honorable Matthew R. Hawley, Jr. Courtroom.” Hawley will retire in the summer after 30 years with the Greenville Municipal Court. 

Hawley was appointed as the court’s chief judge in September 1996. According to the city, he has presided over thousands of cases and led efforts to modernize the Greenville Municipal Court. He also spearheaded the establishment of Greenville’s Homeless Court.  

Additional items

• Council approved the final reading of an ordinance to appropriate $400,000 to purchase modular public restrooms. The project will fulfill one of the requirements for enacting the city’s anti-camping ordinance. The city is required to open one 24-hour public restroom for men and one for women before the law can go into effect. 
• Council approved a surface encroachment permit for Pinestone North Main LLC to install stairs to access the second floor of its building at 103 N. Main St. The stairs would encroach on the city’s property at One City Plaza. 
• Council approved the final reading of an ordinance to amend the definition of the central business district within the city’s code of ordinances. The code amendment will outline a consistent boundary for the central business district within downtown Greenville.  
• Council gave final approval to two easement agreements with Greenville Water System for the installation and maintenance of new water lines at Greenville City Fire Department’s new Fire Station Four off East Park Avenue and the city’s Public Works campus off Fairforest Way. 
• Council approved the first reading of an ordinance to rezone approximately 0.24 acres on Pine Street from RH-D to Residential Neighborhood A District (RN-A).
• Council authorized the execution of a contract with Greene Finney Cauley LLP for auditing services to the city for fiscal years 2027 through 2031.

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Initial approval: $40.2M budget

Council gave initial approval to the city’s $40.2 million 2026-2027 budget.

If approved, the budget will go into effect July 1, and some of its highlights include:

• Adjusting the public works fee from $199 to $239 to cover increased landfill tipping fees and fully fund solid waste department operating costs without the support of the general fund.
• Slightly increasing sewer rates due to a rise in billing rates from billing partners.
• Adding a 3% cost-of-living adjustment for all eligible employees.
• Creating a new job in the natural gas department.
• Increasing holiday pay to 12 and 16 hours for the police and fire departments.
• Updating the compensation and classification study, a strategic plan and a sewer rate study.
• Completing the Wall/Jones Street parking lot, as well as Phase 1 of PD Terry City Park improvements using recreation impact fees.

This item will go before the City Council for final approval on June 11.

Postponed: Planned development change to add apartment units

Council unanimously voted to postpone further discussion on a request to approve a major change to 0.96 acres on Speedway Drive adjacent to the La Vida Apartment development. If approved, the project would enter into its Phase 2, which includes developing a two-story building with six one-bedroom units and one three-story building with 12 two-bedroom units. This item will go before the City Council for final approval on June 11.

Other items

Council unanimously voted to give initial approval to a couple of items, including:

• An annexation and rezoning request for 3.3 acres at 1587 Scuffletown Road. The city owns this property and wants to zone it as Residential Conservation (R-C)  to allow for the development of Fire Station 3.
• A request to rezone 0.51 acres at 701 Fairview St. from General Residential 1 (GR-1) to Commercial (C-2). The applicant, Alicia Jordan, plans to use the property to open a multiple-occupant salon.

These items will go before the City Council for final approval on June 11.

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