A plan to add hundreds more Fort Mill residences hinges on a garage question that could increase home costs, but likely won’t derail the project.
More than 400 new residences planned at Williams Road, North Dobys Bridge Road and Fort Mill Parkway are in the final stage of approval, said Phil Hayes with Crossroads Development Partners. That development company disagrees with the town on where townhome garages could go. But the developer intends to press forward with plans.
“I think this is the last issue in what is a by-right development,” Hayes said.
That by-right part is important for a sometimes controversial development that’s been through several approvals and denials in the past three years. Here’s why, along with other key details on the Crossroads project:
What is Crossroads, and will it happen?
Crossroads began as a 115-acre project combining homes, memory care senior living, a grocery store and commercial space. Fort Mill Town Council hesitated over traffic concerns, then approved it, then allowed several time extensions for developers to acquire the property and start it. Eventually, council voted last fall not to extend the Crossroads timeline again.
Last month, the developer submitted sketch plans for the town planning commission to review. Those sketches show up to 408 residences as a mix of homes, townhomes, senior housing and assisted living apartments. The residential portion covers 78 acres, some in town and some in unincorporated York County.
The developer wants to build based on what the property already allows, or by-right. By-right means development that already fits the zoning in an area. It may require town planning level reviews, but not a town council vote like an annexation or rezoning would.
Steps needed to clear the path for Crossroads run through the town planning commission, not its council. Except for the garage question.
What’s the issue with garages?
Town planners say garages can’t be at the front of townhomes in areas zoned the way the Crossroads property is. Crossroads believes garages oriented to the front are fine, as long as they don’t extend from the front of the townhome.
The difference may seem trivial to some, but it could be expensive for Crossroads and future homeowners in the development. Putting garages in the rears of up to 110 townhomes would mean an alley, or a small road that could drive up development costs. It also could limit space where the developer can build.
Home costs and other development details haven’t been determined. Almost the entire 78-acre property in three large pieces still belongs to a private owner.
There’s been pushback in the development world about garages that protrude, Hayes said, which is probably what the town code looked to fix with its zoning rule. But not allowing a garage in the front, he said, makes homes more expensive and harms the environment through over-paving.
“It’s a poor use of land to have to have a driveway in front of a structure and an alley behind the structure,” Hayes said.
The developer addressed a dozen town comments on its sketch plan, but took issue with two on garages. On Monday night, Hayes will make his case to the town Zoning Board of Appeals. The town bases its decision, outlined in a letter late last month to Crossroads, on a zoning rule stating “garages or carports shall not be allowed in front of townhouse units.”
The zoning appeals board is an oversight body that reviews and decides on zoning cases. The board can override or maintain a town planning decision.
What comes next at Crossroads?
Crossroads had its sketch plan on the planning commission agenda last month for approval, but it was deferred. That move gives Crossroads time to get more information about an access point that goes through unincorporated York County. The planning commission meets once a month, typically on the third Tuesday.
Sketch, preliminary plat and civil construction plans, along with final plat approval to confirm the project, are handled by the planning commission.
Local News
