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Board approves site plans for Chapin Crossing retail center

Posted on Wednesday, April 11th, 2018 at 7:33 pm. Posted to Community.

The Town of Chapin’s Architectural Review Board in a special called meeting Wednesday approved a revised site plan for a 13,000 square foot retail center in Chapin Crossing in front of Publix.  The revised plan satisfies the Board’s wishes that the front elevation of the building face US 76, rather than toward Publix.

Board member Gerald Meetze moved to accept the revised site location plan, pending submittal of a landscape plan, lighting plan, revised sidewalk plan, and a new utilities plan.  The motion was unanimously approved by Board Chairman Ken Loveless, and members Harmon Reed, Jason Mack, Gerald Meetze and Bryson Tucker.

The revised plans were presented by Clay Cannon, representing RB Todd consulting engineers and Wes Taylor, of LTC Architects.

The building is designed with four facades.  With the front elevation now facing the highway, the plan allows for parking in both the front and rear and to the side of the building.

The original site plan had the building facing Publix with the rear facing the highway with no parking spaces between the sidewalk and the building.  Board members were concerned that despite a building design that presented an attractive façade on all sides, the area between the public highway and the building would have been primarily a service entrance.

Architectural Review Board rejects plans for retail center

Posted on Friday, April 6th, 2018 at 4:21 pm. Posted to Community.

The Town of Chapin’s Architectural Review Board Thursday rejected plans as submitted for a 13,000 square foot retail center in the Chapin Crossing center in front of Publix, which would be occupied by two restaurants and other businesses.

The primary sticking point was the Board’s insistence that the front of the building should face U.S. 76 (Chapin Road), rather than toward Publix as it is currently planned.

Board member Harmon Reed moved “that additional site plans should be presented to this Board and that approval of plans for the proposed Chapin Crossing Outparcel Development be denied at this point. That motion was unanimously passed by the three board members present – Chairman Ken Loveless, Jason Mack and Harmon Reed. Absent from the meeting were board members Gerald Meetze and Bryson Tucker.

After determining that several issues concerning the building elevation, facades and plans for pedestrian crosswalks had been complied with, the Board turned its attention to the proposed location of the building facing away from the highway.

Chairman Loveless said, “I think the discussion here is centered around what the hanging point of this whole thing has always been – is that we want the building to be on Chapin Road and the developer wants the building to be facing the existing shopping center. We considered this to be a four façade building and I think what our COG (Central Midlands Council of Governments) person was saying that he’s viewing those ends as facades additionally, not just the front and back.”

“We wanted the front of the building to be on our main drag. And we don’t want the back of the building in use,” Loveless said, displaying pictures of trash piled up behind the Publix building.
Board member Reed said, “We didn’t talk about what I think is the big gorilla in the room, which is that the façade which faces Highway 76 is the service side.”

Wes Taylor, architect with LTC Associates, said, “I think we developed that as a primary façade. I don’t know how we could speculate on function.”

Reed replied, “But nobody on the Architectural Review Board, nor you are the general contractor has any control over how the tenants act, and we don’t have any faith that the developer has any control over how the tenants will act. It’s my opinion that because that façade is the back door and the service entrance, it means all items go in and all sorts of items go out. It’ll be the place where employees have their smoke breaks. It will be the place where there will be garbage cans or containers of some sort. It will be the back of the building.”

Taylor disagreed, and becoming somewhat testy he said, “I think the façade has been developed as a primary façade. It’s either architecturally complying or it’s not. You’re talking about function that I have no control over. There’s nothing on these drawings that would indicate it’s a backdoor for trash storage facilities.”

Reed said “I think there are other ways to locate the building on this piece of property. This is not the only way.”

Taylor said, “If we’re talking about redoing the site plan, let’s just talk about that – not hide behind the building design.”

The Board questioned whether the building could be moved back with parking toward the road, or possibly turned 90 degrees.

Taylor questioned whether the Board has the authority to decide which elevation faces the main street. He suggested that the Board would have to accept a wall or a berm or a fence between the building and the highway if the Board wants to require that.

The Board’s decision to reject the plan with the front of the building facing Publix could be appealed to Circuit Court.

Grand Opening, Palmetto Bone & Joint

Posted on Friday, April 6th, 2018 at 4:14 pm. Posted to Community.


Grand Opening Ribbon Cutting Ceremony for Palmetto Bone & Joint in Chapin on Friday, April 6, 2018, before it opens next week. Remarks by Dr. Phillip Milner, Orthopedic Surgeon.

Palmetto Bone & Joint was established in 1994 to serve the communities of the Midlands and Upstate of South Carolina with state-of-the-art orthopedic medicine. Today, orthopedic surgeons and staff provide exceptional, patient-centered orthopedic care from two locations, one in Clinton, the other in Newberry, and now the new facility in Chapin.


Posted on Sunday, February 18th, 2018 at 9:57 pm. Posted to Community.

The Morrow Companies, of Tuscaloosa, Ala., has requested a zoning compliance letter from the Town of Chapin regarding a proposed 48-unit development on a 4.65-acre site fronting on Virginia Street.adjacent to Aquarius Spa and between Bi-Lo and Food Lion centers.

The requested letter would confirm that the site currently meets the local zoning and land use restrictions and has been zoned by the Town as located within an MF (multi-family residential) zoning district.

The company’s Acquisitions Manager Jonathan Wolbach said This would be a 44-48 unit community on 4.65 acres.  Per the zoning, we can fit 11 units per acre.  May do one building. May do two.”

In a letter to Mayor David W. Knight, Wolbach asked for a letter of support for affordable housing initiatives in Chapin, as indicated in the Town’s 2011 Comprehensive Plan. We are proposing a workforce housing community for existing citizens working at local businesses, government, and organizations to help them find affordable housing alternatives. This 44-48 unit community, located on Virginia Street, will be a safe, well-managed, and aesthetically pleasing addition to the town.”

The current Town Zoning Ordinance apparently would not prohibit such development.

But a similar project proposed in 2016, referred to as “Peaks At Chapin” met with heavy public opposition. That proposed plan to build a low income apartment complex in the Town of Chapin was halted, after the development failed to receive the grant they needed to keep the housing affordable.

Plans then had been to construct two 24-unit buildings, each with one-, two- and three-bedroom apartments, according to a developer with the Atlanta-based Resource Housing Group.

The Peaks at Chapin was one of 42 applications for tax credits submitted to the South Carolina Housing Finance and Development Authority (SC Housing) in the 2016 funding cycle. About 20 project proposals are chosen each year, according to data from the state agency.

Any changes that may be desired by area leaders would probably need to be made prior to the land going under contract. That would be an issue for attorneys to decide. Chapin currently is in the process of contracting a town attorney.  Chapin had no town attorney during the previous administration.   Chapin also is currently without a Zoning Administrator, and has contracted with Central Midlands Council of Governments for Planning Assistance for a six-month period until the position of planning and zoning administrator can be filled.

The Morrow Companies specialize in multi-family, commercial and investment properties throughout the Southeast.  Read more about them on their web page:  www.morrowcompanies.com

Chapin Town Council Action, Feb. 6, 2018

Posted on Wednesday, February 7th, 2018 at 5:45 am. Posted to Government.


The Chapin Town Council Tuesday voted to purchase a police vehicle and lights, putting to use most of a $50,000 donation to the Chapin Police Department by Bob Brandi, former owner of The Pitt Stop convenience stores.

The quote for a 2017 Ford Explorer is $27,933. An additional $8,330.65 will be spent on new lights for the vehicle, plus removal and installation of existing equipment from an older vehicle, including the radio system, antenna, in-car camera system, radar, rifle rack and flashlight.

In other business, Council approved a technical assistance agreement between the Town and Central Midlands Council of Governments to provide planning services through June 30 for $2,500. The Town’s Planning Director Chris Clawson resigned in January to accept employment in Winnsboro. Central Midlands will perform those duties while Council considers hiring an employee to take over those responsibilities.

Central Midlands (CMCOG), which performed similar duties for the town prior to the creation of the Director of Planning Position by the previous town administration, will provide zoning permit compliance reviews, and development plan and plat reviews for the Town Planning Commission. A CMCOG representative will attend Planning Commission and Architectural Review Board meetings as needed and will advise town council and staff, Planning Commission, Board of Zoning Appeals.

Council split on a 3-2 vote, approving an updated $22.6 million long-range capital improvement plan through fiscal year 2025 as recommended by Utilities Director Andy Metts, and as outlined during a Council work session in January. Voting in opposition were council members Preston Baines and Kay Hollis.


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