The
Harbison Community-Its Beginnings
The
name Harbison honors Samuel P. Harbison, a Presbyterian
philanthropist who invested heavily in the late 1800s to improve
educational opportunities for freed slaves in South Carolina. A
school bearing Mr. Harbison’s name was moved from Abbeville,
South Carolina, to property acquired near Irmo in 1911. This
property became the nucleus of the approximately 1800 acres on which
the Harbison community is being developed. The property was conveyed
to the Harbison Development Corporation, a non-profit venture, in
1974 by the Presbyterian Board of National Missions, which had
assumed control in 1940.
The
impetus to develop the community was provided by the New Communities
Program, administered by the U.S. Department of Housing and Urban
Development. The program was designed to facilitate public and
private efforts to develop planned environmentally sound, diverse
communities that would provide opportunities to live, work, p lay,
and learn within the community. According to an environmental impact
report issued by HUD, Harbison was to an integrated land use
community that would provide “…housing types for all
incomes, employment acreage, shopping areas, schools, playgrounds and
a community center.”
To
that end and reflecting its roots in the Presbyterian Church’s
efforts to use the land for socially relevant ends, Harbison was
conceived as a unique example of an economically, socially, racially,
and age-group integrated community.
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A
Planned Development
To
achieve those goals, Harbison was designed as a planned unit
development (PUD). As the term “PUD” implies, this meant
determining land uses, and how much land to be apportioned to each
use configured. A team of nationally prominent architects, planners,
engineers, economists, real estate analyst and legal consultants was
assigned to the task of developing the Harbison Plan.
Some
features of the Harbison plan include
-
A pathway system that connects every
section of Harbison - Attention was even given to the width (eight
feet) of the pathways that wind through wooded areas to allow for
wheelchairs and bicycles as well as walkers. Approximately 11 miles
of the proposed 14 miles of pathways currently are completed. Of
particular significance is the fact that these pathways go under
most major roads in Harbison and over Interstate 26, meaning a child
or adult never has to cross a busy thoroughfare to go from one
section of Harbison to another.
- Open recreational areas around each
lake for community use rather than limiting use to a handful of
property owners with lake frontage.
- Three interstate interchanges to
facilitate easy access to every section of the community.
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A
Wide Variety Of Housing
The
plan calls for a mix of residential uses to encourage a broad range
of housing types including single family, duplex, cluster, townhomes,
and apartments. The housing spectrum also includes
government-subsidized facilities for the elderly and handicapped. A
person literally can move through the “housing life cycle”
in Harbison - from small apartment to starter house to retirement
condominium or even to an assisted living facility.
Harbison
is different from most planned communities in that it incorporates a
much broader scope of land uses. Harbison was designed to be the
primary shopping and commercial center for Columbia’s northwest
quadrant. To that end, land was set aside for office buildings,
institutional and light industrial uses, and service facilities in
addition to residential and recreational facilities.
As
stated in the original Project Agreement describing the manner in
which Harbison would be developed and issued by the Department of
Housing and Urban Development, the plan” may from time to
time be amended as a result of changes in market demand, employment
patterns costs and revenues or other factors or conditions.”
Areas designated for individual housing sites may be assigned a
different use, for example, if the residential parcel is impacted by
significant changes to an adjacent roadway and the development of
nearby non-Harbison property.
Since
it was developed, the Harbison plan has undergone only minimal
changes. The site originally designated for a school was changed
when the school district decided the location was too close to
schools already built. Multi-family housing originally planned for
Harbison Blvd. was relocated when that area of Harbison Blvd. became
more suitable as part of the community’s retail/commercial
center.
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Zoning
In Harbison
The
Harbison plan specifies the general use for the land, such as
multi-family housing, commercial, institutional or greenways. The
specific use (such as duplex housing, gasoline service station,
restaurant or food store) of a particular piece of property is
controlled by the zoning designation established by the governmental
body (Town of Irmo, City of Columbia, etc.) in whose jurisdiction the
property is located. Should The Harbison Group (the owner of the
remaining undeveloped land in Harbison) wish to change the general
land use designation of a particular tract, the organization must
submit a request for approval to the appropriate government agency.
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Community
Amenities
Consistent
with the original idea to create a community that would offer all of
the basic activities and facilities normally associated with a town,
Harbison offers a broad range of amenities, including two lakes. The
pathways weave through approximately 200 acres preserved in their
undeveloped natural state. Interspersed throughout these common
property areas are playgrounds for Harbison children. Picnic areas
also are located in these natural settings.
Two
4-court tennis complexes, an outdoor basketball court, a tennis
practice wall, ball fields, and a large Recreation Center offer
residents a myriad of activity options. The Recreation Center houses
a year-round junior Olympic pool, a sauna, a whirlpool, racquetball
courts, a weight room/exercise center and meeting rooms.
The
decision was made early in Harbison’s history to make available
a variety of programs for residents. These include the After School
Experience for school children through the sixth grade, a full day
summer camp for children entering first grade through 12 years of
age, an adult volleyball league, karate instruction, soccer, both
regular and water aerobics, and T-ball. A typical quarterly schedule
lists over 30 different programs.
Since
the population in Harbison is not sufficient to support program
options this extensive, programs are open to non -residents at higher
fees. Residents are given enrollment preference, of course. This
system is designed to ensure that Harbison residents have access to a
variety of recreational and educational opportunities without having
to leave the community.
Although
operating independently of the Association, a nationally recognized
swim team and an Adlerian Child Care Center also are available to
Harbison residents. The swim team, for ages five and up, is based at
the Recreation Center, and the Adlerian Center operates in a facility
owned by the Association adjacent to the Recreation Center.
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The
Covenants and Restrictions
The
Harbison community is developed and managed under a Declaration of
Covenants, Restrictions, Easements, Charges and Liens. This
Declaration is a legal document that runs with the title to all
property in Harbison. A Harbison property owner automatically comes
under the terms of the Declaration in much the same way as a property
owner is subject to the laws of a county or a city or to other
covenants and easements on the property.
An
important aspect of the Declaration is the Restrictions and
Guidelines that were created to benefit all property owners by
ensuring adherence to practices and standards aimed at protecting
property values. The Association had the responsibility to enforce
these Restrictions and Guidelines.
Among
the subjects covered in these Restrictions and Guidelines are
maintenance of property, trailer/boat parking, structural additions
or changes, signage, and fencing requirements. A Residential Design
Review Committee must review and approve any changes or alterations
to existing houses and other structures on residential lots. This
committee is made up of residents with appropriate backgrounds and
experience related to evaluating the information submitted.
A
Design and Development Review Committee is responsible for assuring
that all proposed construction or alteration of any structure on
property in Harbison is performed in accordance with high-quality
environmental and design standards. The DDRC is made up of
professionals experienced in various aspects of land development,
such as architecture, land planning and landscape architecture.
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Mandatory
Annual Assessment Fee
All
property owners (retail, commercial, residential) are obligated to
pay an annual assessment fee to the HCA to maintain common property
and Association facilities and to conduct the Association’s
business and operations. Operating expenses include the maintenance
of the two lakes (repair of bank erosion, weed and algae control,
plantings, etc.), maintenance of the pathways and underpasses;
maintenance and replacement of equipment for play lots and picnic
areas; insurance; Association activities to protect property values
(such as helping to expedite the sale of foreclosure properties);
special services (such as mosquito spraying), and a newsletter to
disseminate pertinent information on a regular basis.
The
assessment for a single family residential property is determined by
combining a flat fee with an amount calculated by applying a rate
against the county appraised value of the property. The assessment
for retail/commercial property and for apartment complexes is
determined by applying a rate against the county appraised value of
the property. Annual assessments can change slightly from year to
year, depending upon such factors as commercials/retail development
and the number of housing units. The assessment is secured by a lien
upon each piece of property in Harbison. Significant income also is
generated by the Recreation Center through programs, membership fee
from non-property owners, etc.
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Governing
Board
The
Harbison Community Association (HCA) is incorporated as a non-profit
organization. All property owners and residents automatically are
members of the Association. The HCA is run by a nine-member Board of
Directors, elected by the property owners and residents. Represented
are small businesses, large businesses and tenants as well as
residential property owners. The Board establishes the operational
policies of the HCA and retains a staff to manage day-to-day
operations.
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An
Innovative Model
Harbison
occupies a unique position as cities attempt to address the problems
associated with growth and as interest is focused on a return to
traditional community design. It is the only community created under
the New Communities Program that has adhered to the original concept
and survived.
Harbison
is a functioning model of an innovative and affordable alternative to
typical, too-often-unplanned urban expansion. Bu having adhered as
closely as possible to the original concepts upon which the Harbison
plan was based, Harbison offers much of what proponents of the “new
urbanism” advocate: sensitivity to the environment, access to
the outdoors, incorporation of pathways to encourage walking, jobs
and retail facilities within the community, a variety of amenities,
and diverse residential options.
For
some, such factors as mandatory assessment fees and building
restrictions may preclude any interest in a planned community. For
others, Harbison has much to offer as a planned community intent on
preserving and enhancing quality of life.
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Approach
To Competition
Another
characteristic that set Harbison apart from other communities is the
operating philosophy regarding competition. A concerted effort is
made to down play the intense competition factor in all programs for
all ages. The goal truly is recreation. Programs are designed (even
to the extent of incorporating special rules) to encourage
participation regardless of skill level so that participation is a
pleasant experience as well as an opportunity to develop
proficiencies.
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Contact
Us
For
more information about any aspect of the Harbison Community, please
contact:
Harbison
Community Association
106
Hillpine Road
Columbia,
SC 29212-2408
(803)
781-2281
(803)781-2522
fax
www.harbisoncommunity.com
