Plans for another dollar store and suburban-style, high-density housing development along the Highway One gateway corridor.

by Don Moniak
November 14, 2023
Updated November 15, 2023.

Tonight’s City of Aiken Planning Commission meeting agenda includes two proposed new developments along U.S. Hwy 1 North: a request for city water and sewer service for a new dollar store across from Aiken Regional Airport, and a ninety-acre, 333-home subdivision with a typical lot size of 0.14 acres.

The two projects are likely to further stir ongoing debate and discussion over both the proliferation of dollar chain stores, suburban-style development, and how Whiskey Road-style sprawl occurs incrementally.

New Shopping Opportunity

Visitors flying into Aiken Regional Airport for the Master’s Tournament and other local pleasure and business activities will likely soon have a new shopping opportunity only one-third of a mile from the airport exit; and local residents will likely have an alternative to the nearby Dollar General.

Agenda item D on the Planning Commission’s agenda is a “City Services Request for Family Dollar Tree, 2530 Columbia Highway North, by Runway FDT.” Since Dollar Trees and Family Dollars have the same corporate owner, whether a Family Dollar or a Dollar Tree store is en route remains unknown.

(Update: The dollar store proposal passed without comment, and the future store was identified as a combined Family Dollar and Dollar Tree).

The proliferation of chain dollar stores across Aiken County is a source of both local amusement and disgruntlement. Contrary to popular perception, many of these newer stores are in the unincorporated lands in Aiken County, not within Aiken City limits.

For example, the new Dollar General stores on Hampton Avenue, at the corner of Chukker Creek Road and Whiskey Road, and on East Pine Log Road all enjoy city services but are situated just outside of city limits. One benefit to DG of these locations is the avoidance of paying city business license taxes—at least until the properties are annexed.

This latest dollar store, located on the northern edge of an established commercial stretch zoned as Urban Development by Aiken County, will be just under four miles north of the City of Aiken’s Generations Park. The property is directly across from Aiken Regional Airport, and within the airport’s restrictive noise and height zones. (Figure 1) While the most recent Aiken County market value appraisal of the 1.8 acre property was for only $35,110, it was sold this past March for $250,000.

The City of Aiken envisions the Highway One corridor as an attractive gateway into Aiken. While the airport provides a broad, pleasant vista, the presence of another dollar store 0.4 miles south of a Dollar General could add to the perception that the Highway One corridor, where locally owned businesses once prevailed, is becoming increasingly generic in nature.

A 2021 Consumer Reports article on the massive growth and presence of the two dollar store chains across the country also describes how some local governments have put a pause on these developments, or otherwise placed restrictions on dollar store densities and locations. At the same time, the authors reiterate the case that, in many areas there are few other choices as the prospects for locally owned general stores continues to grow dimmer.

Aiken County has minimal restrictions; and the one-two punch of lax restrictions and easy access to the Aiken water district’s water and sewer infrastructure further enables the corporate giants to expand their presence.

A Northside Annexation with Tiny Lots

Just under five miles along Highway One, a much more significant proposed development will be heard by the Planning Commission. Midland Valley Developers, LLC, a Fayetteville, Georgia based firm which incorporated in March 2023, is proposing to annex 90.45 acres of unincorporated lands classed as forestry and agricultural into the City of Aiken; and redevelop it into a 333-home subdivision. Two tracts totaling almost three acres and fronting Hwy 1 are proposed for commercial use.

The annexation involves five property owners whose parcels will be purchased and consolidated by Midland Valley Developers if the rezoning and concept plan is forwarded to, and approved by, Aiken City Council.

The subdivision will border Crosland Park, Osbon Drive, and Mayfield Drive. The latter two roads are flanked by 0.7 to 1.5 acre lots described by the Planning Department’s (PD) memo as “rural residential,” and are situated outside of city limits. Crosland Park is dominated by lots ranging from a quarter to one-third of an acre, and is entirely within city limits.

The design and engineering firm is Hussey Gay Bell, a regional engineering and architectural firm that boasts of “impactful projects” across the Southeast “that are the antithesis of mundane.” The company conducted a community meeting on November 9th in Crosland Park. Also attending was Midland Valley Developers representative Chad Gibson.

Tiny Lots

The Aiken Planning Department’s project description (Page 47) asserts a subdivision density of 3.68 homes per acre. However subtracting the minimum open space requirements of twenty percent (18.1 acres), and 2.7 acres of proposed commercial tracts, results in a density of 4.78 homes per acre for the remaining 69.6 acres. Subtract the land necessary for new roads and the lot sizes decrease further.

The density is closer to 7.1 homes per acre, since the concept plan map notes a “typical lot size” of 0.14 acres—about half the size of the typical Crosland Park parcel, and one-fifth to one-tenth the size of the parcels on Osbon and May Royal Drives. According to the community meeting notes, average home prices of $270,000 are anticipated, and neighbors were told that, “due to land costs and the current market and average demand, the smaller lots are needed.” (Page 78) .

In spite of the tiny lot size, the Planning Department (PD) contends in its memo that, due to the “more compatible” density found in Crosland Park, the proposed density provides an “appropriate transition” to the Osbon and Mayfield Drive neighborhoods it describes as “rural residential.”

In terms of housing density, the PD memo also describes Aiken County zoning rules as being more restrictive:

“The existing County’ s Rural Development ( RUD) zoning would allow for a single- family subdivision, but with a 30′ greater lot width than the proposed typical lot size denoted on the concept plan.”

Access Questions

The Planning Department’s memo and the developer’s application both identify three access points for the subdivision: one off Highway 1 North, and two off Osbon Drive. No traffic light is planned at the subdivision’s junction with the five-lanes wide Hwy 1.

Osbon Drive residents are, quite predictably, not excited about a major increase in traffic. One resident wrote to Hussey Gay Bell representative Keith Utheim that access should be off May Royal Drive, and not Osbon Drive:

“Osbon is a quiet, more narrow, less traveled street, and we would like to keep it that way. May Royal, however, is well-traveled seven days a week and is already equipped to handle this type of traffic. The residents are used to 24/ 7 365 traffic. We request that at least one of the entrances/ exits be placed on May Royal leaving only one on Osbon should this project come to fruition.”

Access off May Royal Drive might be hindered by the holdout by a single property owner of a 0.69 acre parcel with a 20-foot wide, 500-foot long access easement. (Figure 3). The property in the northwest quadrant of the proposed development is crossed off from the October 10, 2023, Hussey Gay Bell rezoning request (Figure 4).

Forestland Buffers

Another key issue raised at the community meeting was that of existing and future forested buffers. Residents along both May Royal and Osbon generally back up to the forested lands proposed for clearcutting (Figures 5 and 6). The developer has offered a forested buffer of twenty-five feet, which is actually fifteen feet more than the “undisturbed buffer” required by the city’s zoning ordinance.

Topography and Storm Water

Missing from the developer’s application is topographical information; a factor identified as a shortcoming during the Planning Commission’s review in October of the latest Old Aiken Hospital redevelopment proposal. (That proposal was unanimously approved by City Council last night.)

The prospect of the threat from increased stormwater runoff has been raised by at least one neighbor whose property is in the “downstream” portion of the drainage area that currently has a protective forest cover.
(Figure 7).

According to the PD’s memo to the Planning Commission, “ downstream stormwater analysis will be required,” but not until the permitting phase; and the same holds true for a probable sewer capacity review.

(Update: The proposal was tabled on Tuesday night by the Planning Commission and a summary of the issues are provided here.)

The Family Dollar/Dollar Tree utility request is likely to be recommended to City Council, as the Planning Commission generally chooses to honor such requests. Residents of Aiken County can then joke about the latest profitable dollar store.

But the commission has recently shown a propensity for increased scrutiny of larger proposals, especially high-density residential plans with limited access.

In September the commission voted unanimously to deny recommending a high-density housing proposal with only one access point on East Richland Avenue. That proposal was strongly opposed by neighbors that included the Aiken Steeplechase Foundation.

In October the commission conducted a lengthy debate over parking, housing density, and affordable housing, among other factors, for the latest Old Aiken County Hospital property concept plan. As described in “What is Reasonable,” the plan was eventually recommended by a vote of 3-2; but the debate sparked a discussion over whether there is a new standard of review, or a double-standard of review. Residents along Mayfield and Osbon Drives, and other area residents who are discontent with the rapid rate of development without adequate infrastructure and conservation of natural areas, are hoping for the former.

Next: Dissent and Confusion in Aiken’s Land Planning Process.