Under the Zoning Ordinances for the Town of Winnsboro, when a request for a Planned Development District is made, the five member Planning Commission is required to hold a Public Meeting jointly with the Town Council.

The two bodies met Tuesday night at the Old Armory to conduct a public hearing to discuss the application submitted by the Historic Mt. Zion Institute LLC and its developer, Red Clay Development. Red Clay has requested that the zoning for the 3.15 acre tract, formerly known as Mt. Zion School, be changed from Residential to Planned Development District-Commercial.

Late last year, Red Clay Development of North Carolina purchased the buildings and land beneath it from the Town of Winnsboro for $100,000.

According to Red Clay Development’s zoning application, The Mt. Zion Institute (MZI) Planned Development District will be developed and reserved for local or “Main Street” oriented business purposes and uses which serve to enhance the entire community.

Red Clay Developer Frank Warlick began the hearing by stating the intentions of his company.

“In order for us to do what it is we need to do – to adaptively reuse the property and put it back on the tax rolls – we have submitted evidence to place the building on the National Register of Historic Places,” he said. “We expect that to happen in December 2010.”

“In order to sign on tenants for the building, the property must be rezoned for business use.”

Community members wishing to speak at the hearing were given five minutes each to address the proposed zoning change.

Ron Smith, who lives adjacent to the Mt. Zion property expressed his concerns.

“My major concern is that the variances can run from A to Z. Developers of this property may change, and I wonder what may happen down the line,” Smith said. “I’ve decided to go into politics here and make this my full-time home. I do see loopholes in this plan and I don’t like loopholes.”

Neighbor and realtor Paige Wade also expressed concerns about the future of the neighborhood. “Bratton Street has 14 to 17 children living on it, “she said. “Our Town Police Department is not staffed enough to take care of the speeders in our neighborhood. What will happen when you change the historic beauty of the neighborhood to commercial. Has anybody thought about that?”

She continued, “We want to keep the riff-raff out of there. The parking lot will need to be lit 24 hours a day. We can hardly get people to move into here because of the school system.”

“My concern is they safety of our kids,” said Jeff Wade, Paige Wade’s husband. “No one from Red Clay has been to my house to ask about our concerns. We have no sidewalks. If Red Clay is going to be a good neighbor, why is the grass up to my waist?”

Lois Helms stated that the best plan she had heard from a Town Council Member is to demolish the buildings and divide the land into lots for upscale homes.

“I am worried about the character of the neighborhood,” she said. “There is no one who can say Mt. Zion is a part of Downtown. Use the golden rule when considering what you would like across the street from your home.”

Helms’ husband, Keith Gildersleeve, was concerned about the traffic. “My wife is susceptible to air pollution.”

“What if these businesses fail?” he asked. “Are we at a shortage of places for people to start businesses that we must break up the neighborhood for businesses that may or may not succeed?”

Warlick spoke up. “Of the six people who spoke tonight, none of you have ever spoken before at one of the public hearings we have held.”

Smith shot back from the audience, “It sounds like you are being antagonistic with the residents.”

Friends of Mt. Zion member Brenda Miller asked, “I have been to the three or four meetings about this – where have you been? Why have you waited until tonight to speak? This thing has been hashed and rehashed. I think this will be an asset.”

Public comments concluded, and the Town Planning Commission decided to make a decision on recommending the site be rezoned.

Member Oliver Johnson was the first to discuss the zoning change request.

“This appears to be a solid document which binds Red Clay fairly tightly,” he said. “I realize we are dealing with the future and not the past, but the school used to be a very busy place. There were ball games here, school activities, and lots of traffic. There will be a much better parking situation than in the past. I think it is worth a chance to upgrade it and move ahead.”

“I have been surprised that no one has stepped up to do something,” said Sam Johnson. “The building is a landmark and would be gone forever. I know everyone wants guarantees, but it is unrealistic. It’s better to try to do something than to tear it down.”

“Mt. Zion was my school, and I love it,” said Lillian Bonds. “It makes me sad to see it now. The building has been disgraced. It may not be a perfect plan, but it is a plan. This is the most reasonable plan we have seen.”

“People here appear to be afraid of change,” said Sonja Kennedy. “There is nothing here. We have to be less fearful and a little more open to change.”

A motion was made and seconded to accept the application for rezoning from Red Clay Development. Johnson, Johnson, Bonds and Kennedy voted in the affirmative, with Hank Harrison, temporary Zoning Commission Chair voting no.

A written report will be made by the Commission recommending the zoning be changed to allow the property to become a Commercial Planned Development District.