4 reasons why a huge Indian Land project may not happen, and the one chance it still has
The next big subdivision in Indian Land may not happen, after facing stiff opposition from neighbors and the county planning commission. But a final decision hasn’t been made.
Cresswind is a proposed 55-and-older age-restricted community on nearly 870 acres between U.S. 521, or Charlotte Highway, and Van Wyck Road. It’s between two of Lancaster County’s largest subdivisions in Sun City and Walnut Creek.
Plans include 853 homes, 13 acres of commercial property along Charlotte Highway and 3 acres of donated property for a county fire or EMS station.
Developers haven’t stated a total project cost in presenting the proposal to the county planning commission or in documents submitted to the county.
The project still needs several county zoning or planning changes, plus a development agreement. The county planning commission voted unanimously against all those changes when it met Feb. 18.
Here are four reasons why planners are against Cresswind, and one reason why the project could still happen anyway:
Neighbors aren’t sold on Cresswind
About two dozen people stood up in a public hearing and gave their thoughts on Cresswind.
Many argued that roads or public infrastructure there isn’t ready for so many more homes. They worried about longer emergency response times due to increased traffic. Overall, arguments went beyond the switch from a once rural area to large residential one.
“We really appreciate it when the public takes their time instead of just coming up and saying, ‘I don’t want this,’ ” said planning commission member Michelle Richards. “You came up with good, valid reasons.”
The range of resident concerns resonated with commissioners who know the difficulties that area faces even without Cresswind.
“Infrastructure, infrastructure and infrastructure,” said Commissioner Frances Liu. “We don’t have it, and I feel it would be irresponsible to have more development that we can control.”
The project would avoid school impact fees
Impact fees are charges on new construction. Lancaster County charges more than $9,300 per new home for a school impact fee, with money used to build or buy property for schools.
In places like Fort Mill or Lake Wylie that have school impact fees, builders of age-restricted communities can sometimes avoid the fees since seniors don’t typically have young children that add to school enrollment.
The Cresswind developer asked not to pay school impact fees since it would be a senior community.
“I don’t feel comfortable setting the precedent that we’re willing to waive impact fees,” said planning commission member Judianna Tinklenberg.
She wants developers who look to invest in the entire community, she said, even if impact fee rules make allowances for senior communities. Liu agreed. A strong school system benefits the larger community, she said, as students grow to work and start families.
“It disturbs me when someone does not want to pay impact fees,” Liu said.
The Cresswind development would contribute about $1.9 million in a mix of fire, law enforcement, recreation and emergency services fees. Developers also proposed two payments the county doesn’t require. They’d come to about $426,000 for solid waste and $213,000 for libraries over 10 years.
An agreement proposed by the developer asks to exempt the project from future development fees or increased amounts if existing development fees increase.
At 853 homes, paying full school impact fees would generate nearly $8 million.
It doesn’t fit Lancaster County’s plan
The Cresswind decision is a mix of zoning, land use and development agreement decisions.
One requires an amendment to a wide-ranging plan the county completed last year aimed at steering growth. That change would switch the property from a rural to a growth area listing.
Tinklenberg finds it worrisome to change changing the comprehensive plan, a key factor in council decisions. Liu thought about the residents who attended months of public meetings to create the comprehensive plan, and the message it would send if the county changes it so soon after it was completed.
“It is a slap in the face to residents,” Liu said.
Need and timing are concerns
Sun City is one of the largest senior living communities in the region. Another one right beside it brought up concern.
“I don’t see the need for another 55-plus community in just a crammed-in area up there,” Richards said.
The project would bring improvements, like new turn lanes off U.S. 521 in both directions. But improvements are based on a 10-year build-out, and the developer requested an extension before those 10 years start. Items like the turn lanes wouldn’t be required until years into the project.
“Seeing that over 400 houses would have to be built before they would even do the turn lanes was quite an eye opener,” Liu said.
Commissioners see problematic issues like traffic and emergency response times worsening if Cresswind builds new homes before the improvements it will offer.
“The strains that this development is going to put on the county,” Richards said, “I don’t see the benefit that they’re going to give us. I don’t see that it outweighs it.”
One reason Cresswind could still happen
Despite community and planning commission concerns, there’s one major reason why Cresswind still might happen. The planning commission doesn’t have final authority. That belongs to Lancaster County Council.
The planning commission recommended against multiple rezonings, the proposed development agreement and the county comprehensive plan changes related to Cresswind. But county council can approve or deny those requests as they are, or negotiated with the developer.
Council meets Feb. 24, but there aren’t any Cresswind decisions on that agenda.
Requested changes would take three votes and a public hearing, which even for non-contentious issues would typically take a couple of months.
After Monday, council next meets on March 10. No agenda has been set for that meeting. Council hasn’t yet reviewed Cresswind, or publicly indicated any stance for or against it.
