County Comprehensive Plan: a Quick Summary
Observer Reports
The 2026 Anderson County Comprehensive Plan (Part 1) is a strategic document designed to guide the physical, social, and economic development of Anderson County, South Carolina, through the year 2036. This draft covers the first five of ten required elements mandated by State Statute.
Here is a summary of the key sections:
Overview
Context: The adoption of this plan coincides with the county's bicentennial celebration (1826–2026). It serves as a vision document to manage growth while preserving quality of life.
Structure: Part 1 includes five elements: Population, Housing, Priority Investment, Land Use, and Community Facilities. The remaining five elements (Cultural Resources, Natural Resources, Resiliency, Economic Development, Transportation) are scheduled for Part 2 in 2026.
1. Population Element
This section analyzes demographic trends to inform policy decisions.
Growth: Anderson County is growing consistently, often faster than the national average. The 2020 population was 203,718, and it is projected to reach approximately 233,103 by 2030.
Trends:
Migration: Growth is largely driven by people moving from other states for retirement or jobs.
Aging: The population is aging significantly, with a rising median age (40.5 in 2020) and a growing segment of residents over 45.
Diversity: The Hispanic population is the fastest-growing demographic segment.
Recommendations: The plan suggests creating a Long-Range Planning Division to track demographics annually and using this data to manage infrastructure and service demands.
2. Housing Element
This element addresses housing needs, affordability, and stock characteristics.
Challenges: There is a shortage of workforce and affordable housing. Developers have focused primarily on higher-end and retirement markets, pricing out many long-time residents.
Affordability: Housing prices have risen faster than incomes, leading to a high number of cost-burdened households.
Strategies:
Promote "missing middle" housing (e.g., duplexes, cottage courts), citing historic mill villages as successful examples.
Encourage infill development in urban areas to reduce sprawl and protect rural lands.
Establish a countywide housing committee to collaborate on solutions.
3. Priority Investment Element
This section coordinates financial planning with infrastructure needs over the next ten years.
Funding Sources: It analyzes federal, state, and local funding (e.g., grants, general funds, bonds) available for projects like roads, water, and parks.
Projects: Highlights current and future capital projects, such as airport improvements, brownfield redevelopment, and park upgrades (e.g., Green Pond Landing, Dolly Cooper Park).
Policy: Recommends creating a Priority Investment Committee to produce annual reports on grant funds and infrastructure projects.
4. Land Use Element
This critical element provides a vision for future development patterns.
Goals:
Manage Growth: Direct new development toward areas with existing infrastructure (municipalities and major corridors) to reduce sprawl.
Conservation: Protect rural character and natural resources by discouraging dense subdivisions in agricultural areas.
Tools: The plan introduces a Future Land Use Map with specific character areas (e.g., Agricultural, Residential, Commercial Mixed-Use) to guide zoning decisions.
Recommendations: Update the Unified Development Ordinance (UDO) and consider conservation subdivisions that preserve significant open space.
5. Community Facilities Element
This element assesses the capacity of public services to handle growth.
Scope: Covers parks, public safety (EMS, Fire, Sheriff), schools, libraries, solid waste, and utilities.
Needs:
Recreation: Invest in maintenance and upgrades for existing parks and develop a comprehensive Parks and Recreation Master Plan.
Utilities: Prioritize water and sewer upgrades that support economic development while limiting expansion in rural areas to prevent sprawl.
Public Safety: Conduct needs assessments for equipment and personnel to maintain response times as the population grows.
