Hoofbeats Trump Hammers: Camden Preserves Horse Heritage, Again!

Camden Planning Commission Unanimously Rejects Training Center Development

Decision upholds community's equestrian heritage amid controversial housing proposal

7/17/2024

CAMDEN, S.C. - In a decision that underscores the ongoing tension between development and heritage preservation, the Camden Planning and Zoning Commission voted unanimously to reject a proposed housing development at the historic Camden Training Center. The July 16, 2024 meeting, which stretched late into the evening, marked a pivotal moment in the city's ongoing debate over land use and the preservation of its storied equestrian character.

The proposal in question, put forward by developer Stuart Grant, sought to transform a portion of the 360-acre Camden Training Center into a residential community. Grant's latest plan, a scaled-down version of previous attempts, aimed to construct 152 homes for residents aged 55 and older on the section of the property that lies within city limits. This proposal came after a series of rejected plans, including an initial scheme for nearly 800 homes and a subsequent proposal for 350 homes, both of which faced strong community opposition.

The Camden Training Center, acquired by Grant in 2004, has become a focal point of controversy over the past year. This once-thriving facility, which housed over 200 horses just a few years ago, has experienced a dramatic decline in its equine population. The reasons for this downturn are multifaceted: increased competition from training facilities in neighboring Southern states offering parimutuel betting and certification bonuses; seasonal housing shortages in Camden for jockeys and grooms; a general waning in the sport's popularity; and concerns about the facility's expense. Despite Grant's stewardship, these challenges have led to the center's current state of near-vacancy. The developer has cited this decline and the changing economics of the horse racing industry as primary justifications for his proposal to repurpose the land.

The meeting, held at Camden City Hall, was marked by high attendance and palpable tension from the outset. Notably, the city's decision to disallow public comments on the development proposal had stirred controversy in the days leading up to the meeting, adding to the charged atmosphere.

Proceedings began with an unexpected move as the Commissioners immediately entered an hour-long Executive Session with legal counsel, leaving the assembled crowd to wait and speculate. Upon their return, the brevity of the city planning official's staff report only heightened the sense of anticipation in the room.

City Attorney Lawrence Flynn provided crucial context for the commission's decision-making process, emphasizing the complex nature of applying the city's comprehensive plan to specific development proposals. "Your job, as I see it, is to weigh all of the various components of the comprehensive plan, all of its goals, all of its objectives, and to ultimately decide on balance whether this request is in compliance with the comprehensive plan or not," Flynn stated.

Flynn further elaborated on the inherent tensions within comprehensive plans. "You have objectives to preserve natural resources in open space and then you have objectives to remove barriers to the development of an overall range of housing choices. It is easy to see the natural tension that exists between those two things," he explained. This framing set the stage for a nuanced discussion of Camden's unique planning challenges.

The turning point of the evening came when Commissioner Mark Mohr moved to deny the request based on non-compliance with the comprehensive plan. In his remarks, Mohr highlighted the distinctive nature of Camden's planning vision, stating, "I don't know a whole lot of comp plans that talk about things like horse farms in specific. They talk about open spaces, environmentally sensitive areas." This comment underscored the unique position of Camden's equestrian heritage within its broader development goals.

The community's stake in the decision was evident in the diverse attendance at the meeting. Particularly notable was the strong presence of local equestrian groups. Members of the Wateree Hounds and the Camden Hunt were among those in attendance, their presence a vivid reminder of the area's deep-rooted fox hunting tradition. This representation from the equestrian community underscored the far-reaching implications of the commission's decision beyond mere land use considerations.

Commission Chairman Johnny Deal summarized the decision, providing insight into the careful deliberation process: "We looked at the things this development does do and it does meet at the comprehensive plan, and we also looked at things it does not do as far as the comprehensive plan is concerned, and taking in consideration that it is horses and Camden is horse country, and we've done a lot of homework on this, and we felt, and it was unanimous to vote down."

The unanimous nature of the decision added weight to the commission's stance, sending a clear message about the priorities of Camden's urban planning vision. The vote was met with visible relief and approval from many attendees, who saw it as a victory for the preservation of Camden's unique character.

Local resident Isaac Gary expressed the sentiment of many when he stated, "I was very excited because that's another chance we can fight again." This comment reflects the ongoing nature of the struggle to balance development pressures with heritage preservation in Camden.

While the commission's decision represents a significant setback for the proposed development, it may not be the final word on the matter. Developer Stuart Grant has previously indicated the possibility of legal action, saying, "It will wind up in litigation. This is just a taking." This statement hints at the potential for a protracted legal battle over the future of the Camden Training Center.

The Planning Commission's decision sets a noteworthy precedent for future development proposals in Camden. It emphasizes the importance of preserving the city's equestrian culture and open spaces, even in the face of economic pressures and housing demands. This balance between growth and preservation continues to be a defining challenge for many historic communities across the United States.

As news of the decision spreads, it is likely to spark renewed discussions about land use, property rights, and the preservation of cultural heritage in Camden and beyond. The unanimous rejection of the Training Center development proposal sends a clear message about the value the community places on its "horse country" identity.

Looking ahead, the decision raises questions about the long-term sustainability of large-scale equestrian properties in changing economic landscapes. It also highlights the critical role of local governance and community activism in shaping the future of small cities like Camden.

For now, as Camden celebrates this decision, it also prepares for potential future challenges. The fields of the Camden Training Center will continue to stand as they have for generations, a living testament to a community that has chosen to prioritize its heritage. Whether this represents a definitive victory for preservation or merely a chapter in an ongoing saga remains to be seen. What is clear, however, is that the heart of Camden's identity as "horse country" continues to beat strongly, echoing through its planning decisions and community actions.