Fort Mill approves up to 2,650 residences south of Charlotte

Fort Mill Town Council voted unanimously to annex, rezone and allow thousands of new residences on the Spratt property Monday night.

The decision, involving more than 700 acres at the Spratt Street and Brickyard Road end of Fort Mill Parkway, allows for up to 2,650 residences and at least 350,000 square feet of commercial space. The plan includes about 60 acres donated for park and recreation use, along with some public access along the Catawba River.

The initial proposal from former U.S. Rep. John Spratt had up to 3,400 residences. The number was 2,900 two weeks ago when Council held the first of two needed public hearings. The final plan allows for up to 1,575 single-family homes and 1,075 apartments, for the 2,650 total.

“That number did decrease,” said Dennis Pieper, town manager.

A smaller, more balanced crowd gathered Monday night than at the first public hearing, when a line of residents largely opposed the plan due to residential density and road infrastructure needs. More people spoke in favor than against Monday night, though the half dozen speakers were well fewer than spoke at the first hearing.

Former Mayor Charlie Powers lent his support to the plan, saying nobody cares more what happens to the site than Spratt and Council. There was concern if Fort Mill didn’t annex, York County or even Rock Hill would work with Spratt to develop the site. Powers said the plan is “nothing but sensible.”

“I know you care more about Fort Mill than you do about getting re-elected,” he told Council, “and that’s important.”

Local resident and property owner Scott Couchenour said he approved of the plan, though he had several suggestions including a residential construction density to about 2,000 units. Deciding based on Rock Hill possibly annexing, he said, shouldn’t be a factor and the plan should be considered on its own merit.

“If that’s our system, shame on our system,” Cochenour said. “We should be able to make decisions without that pressure.”

Resident Pete Skidmore focused on the land donated as part of the plan. He believes Spratt and Council have the best interests of residents at heart.

“We have so many children that needs parks and recreation,” he said, “and this man is willing to donate.”

Resident Al Rogat, one of many opposing the plan at the first hearing, returned Monday with concerns. He said the plan “seems absurd on its face.” Who Spratt is or how he feels about Fort Mill shouldn’t make the decision, Rogat said.

“I respect him and I like him, but this issue has nothing to do with him. It has to do with Fort Mill and the people who live here.”

Mayor Guynn Savage said she, too, can easily focus on the residential numbers but she hopes others will see a larger picture with the property also adding commercial space and donated land.

“It’s unfortunate if we do not focus on the benefits to our community,” she said.

Town staff and elected officials worked with the developer on the plan for months, all the way up to this past weekend as changes were made.

“We had eight months plus a really long week last week to come to a point where we’ve asked about all the questions we can ask,” Savage said.

Spratt’s development team throughout the process argued the light industrial zoning already on much of the property allows for warehouses or other uses generating more traffic than the largely residential area would with annexation and rezoning. Both the single-family and multifamily housing will have 20 percent either age-restricted or age-targeted to seniors, who generally create less traffic or traffic at times other than the morning or evening rush.

Council members said the decision was difficult, but overall they see the move as a positive for Fort Mill. Even if it may take some time for other residents to see it.

“It won’t make everybody happy,” Savage said, “but I firmly believe my grandchildren will walk those trails, fish that river and enjoy that access.”

FORT MILL A plan for thousands of new homes and businesses on more than 700 acres near downtown is halfway to approval.

Fort Mill Town Council voted three times on June 13 in favor of a plan for property owned by former U.S. Rep. John Spratt. All three votes, each on part of the overall mixed-use proposal, require a second public hearing and second approval.

The hearing and votes are expected June 27.

Approval came after dozens of residents showed up to go on record against the plan.

“We’re trying to do the best we can with what we’ve got,” Councilman Ronnie Helms said.

The Spratt property involves three decisions:

The developer wants the town to annex about 688 acres at Spratt Street, Brickyard Road and Fort Mill Parkway. Annexation would require a new zoning in town. The developer wants mixed use, which allows residential and nonresidential land uses. It is now under York County light industrial zoning, which doesn’t allow residential use and would remain in place without the town annexation.

The plan includes 23 acres at Kanawha Street and Brickyard Road. That land already sits in town limits, already with residential zoning. The developer wants the same mixed-use zoning as for the larger property, with plans to combine them into one large project.

A development agreement is needed between the town and developer Kanawha Land. That agreement would outline possible uses and standards for the entire, combined property. Even with mixed-use and in-town status for all the acreage, a development agreement with the town is required.

The developer originally approached the town with plans for up to 3,400 residences, but the request dipped to a mix of 2,900 homes and multifamily units by the time it reached a planning commission vote June 1. Also planned are 350,000 or more square feet of commercial space and more than 60 acres set aside for park and recreation use.

The project would build out over 20 years. Spratt said it is likely the property would be sold next year.

The town planning commission recommended all three parts of the proposal, with slight changes, including upping minimum lot sizes and requiring at least 15 percent of the new residences to be age-restricted to seniors.

Of the more than 70 people who turned out for Monday’s meeting, many opposed the project. Others supported either the project or Spratt’s right to choose how his land is developed. Some residents offered suggestions for the property if the town approves the plan.

Resident Matt McNeely said council members ran on promises of reducing traffic, and allowing up to 2,900 homes wouldn’t do it.

“This seems a perfect opportunity to step up and uphold your promise,” he said.

Emily Guin of Fort Mill said her family has three generations of roots in town on property just beside the Spratt land, and “we will no longer be us” if the project is approved, transitioning Fort Mill from the “country town” she loves.

“Can we call it that still?” she asked. “Can we be proud of that still?”

Dan Evans, another resident, said he supports the plan, believing it “does have Fort Mill’s best interests at heart.” He said he sees the recreation donation and thinks of sports facilities like Manchester Meadows in Rock Hill, which attracts tourism dollars by hosting large soccer tournaments.

“You’re putting people in hotels,” Evans said. “You’re putting people in restaurants.”

Several deciding factors tilted council’s decision, members said.

Councilman Larry Huntley recalled the development of Baxter, which isn’t in town limits because, he said, council at that time didn’t want to grow and extend utilities there. Baxter proves why the most common resident concerns – traffic and school impact – aren’t reasons to avoid annexation, he said.

“There’s not one less house on that site,” Huntley said. “There’s not one less car on the interstate. There’s not one less child in the Fort Mill school system.”

Another factor is Rock Hill, which sits right across the river from the Spratt property. Huntley said Rock Hill “can’t wait” to annex the property if given the choice, giving Rock Hill the tax revenue, but giving Fort Mill the road and even school impact.

“You can annex across a river,” explained Joe Cronin, town planning director.

Councilwoman Lisa McCarley sees several imperfect options. Apart from Fort Mill annexing the property, York County could rezone it, or Rock Hill could annex and rezone. Neither of those options is preferable, she said, to Fort Mill having control of the property.

“The passion on this council is much greater than that of those other two entities that could be involved,” McCarley said.

Council members also addressed comments they’ve read on the Fort Mill Times’ Facebook page and elsewhere on social media and heard directly, including accusations of trying to “fast-track” the development and the town’s motivation to approve the project.

“It doesn’t have anything to do with greed,” said Mayor Guynn Savage. “It has to do with the proposal.”

Councilman James Shirey said council “doesn’t fast-track anything.”

Town staff has been working with Spratt and his team for eight months coming up with a plan to benefit both, Shirey said. The fact a former longtime congressman and Spratt family member presented the plan wasn’t part of the approval, Shirey said.

The Spratt family in this area dates back as far as Fort Mill itself.

“We don’t care if your name is Spratt, Smith or Jones,” Shirey said.

Council members said their decision is whether to be involved with and benefit from the development of the property, not whether the property is developed.

“That’s not our choice,” Huntley said.

This story was originally published June 28, 2016 at 7:19 AM with the headline "Fort Mill approves up to 2,650 residences south of Charlotte."