Less business, more apartments. See the changes for a major new Fort Mill development
An off again, on again project to reshape a southern stretch of Fort Mill is back again with significant changes.
New plans would shrink the commercial space requirement by 38% and add more townhomes and apartments for the Crossroads development. Fort Mill Town Council would have final say on the changes after the town planning commission reviews them Tuesday night and offers its own recommendation.
Crossroads Development Partners asked for three changes. Two would add 14 acres on North Dobys Bridge, Epps Farm and Williams roads to the plan and annex them into the town. The other would change the development agreement that outlines what the project can build.
The areas added to the property belong to separate owners. They include 1716 N. Dobys Bridge Road, 1199 Epps Farm Road and 1443 Williams Road. They would grow the Crossroads project to 129 acres.
Crossroads project
In early 2021, Crossroads Development Partners submitted a plan to put up to 220 independent and assisted living memory care units for seniors, up to 150 homes and 90 townhomes, a new grocery store and up to 240,000 square feet of commercial space on about 115 acres at North Dobys Bridge and Williams roads.
Fort Mill Town Council initially split a vote — which works as a no vote — on the project before revisiting it two months later in August 2021 and unanimously passing it. The developer made some changes related to access points after prior safety concerns with seniors having to cross major roads to access the full development.
Council also acknowledged the reverse course was at least in part due to the developer’s ability and plans to put 1,100 apartments on the site. Many of the larger residential projects in recent decades have been approved by council to reduce or have a say in what gets developed, compared to more allowed construction if properties remain in unincorporated York County.
Annexing the property in 2021 and formalizing a development agreement didn’t substantially change the building plan from two months prior when the town split its vote. It did ensure all the new residences would be age-restricted. It also meant development would pay town taxes.
The age-restricted portion has been a key point for public officials not just in Fort Mill, but in other high growth areas in the region. Age-restricted neighborhoods don’t add to school enrollment the way typical new neighborhoods do. Retirees also have more flexibility, the thinking goes, on when they drive. So age-restricted neighborhoods tend to put fewer vehicles on already crowded roads during rush hours.
Changes at Crossroads
The prior approval required a minimum of 239,500 square feet of commercial space. The new proposal drops that amount to 147,500 square feet. The approved plan puts a maximum 220 units for independent and assisted living, and memory care. Now the developer wants to strike the independent portion and just have assisted living with memory care, at up to 130 units.
The up to 150 single-family homes would remain unchanged. The townhome cap would move from 90 to 125 units. The developer also asked for a new stacked apartment allowance, at up to 130 units. Those combined moves would raise the residential count from a max 240 units to 405 units.
A clause remains in place that all residential construction within the property will be age-restricted.
A submitted concept plan shows the project in full. Single-family homes would sit to the east, with access points off Fort Mill Parkway, Williams Road and the townhome section of Crossroads just to its west.
The corner of North Dobys Bridge and Williams roads would have assisted living, with apartments, townhomes and a new access point running down the North Dobys Bridge side.
On the southwest side of Williams and Fort Mill Parkway, retail and office space would lead back to a grocery store. The grocery store and shopping area would have two entrances off the bypass parkway, one of them with a traffic signal.
On the east side of Fort Mill Parkway, and west of the single-family homes, would be the largest concentration of townhomes. That area also includes smaller office and retail spaces.
Development timing
When the town approved a development agreement in 2021, it required the developer to take title to all of the property within 240 days. In April 2022 the developer requested an extension. Council approved it, at 480 days from the initial decision. In January the town finalized another extension, up to 660 days. In May, the town authorized an extension to Nov. 30.
With the addition of new property, the traffic impact study from 2021 would have to be redone. Town council expects to see a new study in November.
Traffic study details won’t be in-hand when the planning commission meets Tuesday night for its review. Council will get its first look Nov. 13 at the changes. If they move forward, a public hearing and final vote is tentatively set for Nov. 27.
This story was originally published October 17, 2023 at 11:20 AM.
