The Mauldin City Council on Oct. 20 approved on first reading a rezoning of a 25.8-acre parcel at Fork Shoals Road and Ashmore Bridge Road from C-2 commercial to RM multifamily and separately approved annexation of a 7.2-acre parcel owned by Take Heart Church.

The actions, both taken after public comment and extended council discussion, come amid resident concerns about rapid development along the Ashmore Bridge corridor and an ongoing traffic study about whether a roundabout or other access changes will be required at the nearby Perimeter/Ashmore intersection.

Why it matters: The rezoning would allow the Cottage Green development proposed by HMF Americana and partners — a mixed-use neighborhood of detached cottages, duplexes and limited commercial frontage — instead of commercial development that city staff and consultants said could generate substantially more vehicle trips. Several council members said the decision will shape traffic patterns and development density along a key growth corridor.

What the council decided and votes
- Ordinance (first reading) to rezone approximately 25.8 acres at Fork Shoals and Ashmore Bridge Road from C-2 to RM: motion made by Councilmember Steinbeck, seconded by Councilmember Matney; vote passed on first reading, 4–3. The ordinance will return for second reading, when council members said they may attach conditions or amendments based on pending traffic findings.
- Ordinance to annex 7.2 acres owned by Take Heart Church at 1330 Fork Shoals Road and to zone that parcel RM (annexation by 100% petition method): motion carried 5–2 on first reading/annexation vote.

What proponents said
- Frank Warren, president of HMF Americana, said the project is intended to match the city's comprehensive plan goals for mixed-use neighborhood-scale development and would provide "missing middle" housing types not currently abundant in Mauldin.
- Kelly Ammons, who oversees leasing for the Cottage Green product, described the units as single-level cottages and duplexes with front porches, private yards and controlled access. Ammons said projected rents "will average $1,800 a month" and "range from $1,300 to $2,300 a month." She said prospective residents include teachers, nurses, first responders and others seeking lower-maintenance housing.
- Luke White, representing Ashmore Bridge LLC (the property owner associated with the Spinks Company), stressed the owner's long-term investment in Mauldin and said the owner supports the rezoning and the developer partner.
- Pastor Josh Tremmel of Take Heart Church said the church had unanimously voted to sell 7.2 acres and described a planned community benefit called "Belong Community Park," which the church expects to develop with proceeds from the sale.

What opponents and residents said
- Several residents who live in the Harrington area and along the Ashmore Bridge corridor asked council to slow or limit development, citing traffic, infrastructure strain, wildlife displacement and concern about loss of open space. Darlene Pace said she came "before you with a troubled heart" about what she called "constant overdevelopment of land." Theodore Turiano and Jan Masters urged detailed review of road studies and infrastructure impacts.

Traffic and engineering
- Alan Reid of Impact Designs, the project's traffic consultant, said the firm prepared a traffic impact analysis that SCDOT (South Carolina Department of Transportation) has reviewed; the developer will revise and resubmit the study to reflect recent site-plan revisions. Reid told council a commercial development allowed under existing C-2 zoning could generate "nearly four times" the amount of daily traffic and "nearly three times" the peak-hour traffic of the proposed Cottage Green, as presented by the developer.
- Council members pressed for clarity on whether a roundabout at the Perimeter/Ashmore intersection would be built and who would pay. City planning staff said final decisions on permit approval rest with SCDOT. Developers said they have studied a roundabout option and had agreed in principle to fund required on- and off-site improvements identified by SCDOT, but they asked flexibility while alternate access options are evaluated.
- Council discussion included that the developer has identified the need to acquire about a quarter-acre from a neighboring property if the roundabout option is pursued.

Process and next steps
- Council members debated whether to attach a binding condition to the rezoning requiring the roundabout; legal counsel advised the council can require conditions through a development agreement or similar mechanism. Developers said they would discuss that option with their team and expected the pending traffic study to be completed before second reading. Several councilmembers said they wanted the developer to return with definitive commitments by second reading.
- City staff said rezoning decisions commonly precede final SCDOT driveway approvals and that the traffic-permit process often follows site-plan review rather than preceding a rezoning vote.

Context and city perspective
- Council and staff members repeatedly characterized the vote as balancing the city's long-term goals for diversified housing and commercial growth against residents' immediate concerns about congestion along Ashmore Bridge Road. Councilmembers noted that Mauldin has been pursuing economic development and housing diversity for years and that the comprehensive plan was updated roughly six years ago, with a new plan under way.

Ending note
- The rezoning ordinance will return for second reading, when councilmembers said they expect more complete traffic study results and may consider amendments or development agreements that specify infrastructure commitments.

Votes at a glance
- Rezoning (25.8 acres, C-2 to RM) first reading: Passed 4–3.
- Annexation (7.2 acres, Take Heart Church) and zoning to RM: Passed 5–2.

(Reporting note: quotes and figures are drawn from council meeting remarks and presentations recorded Oct. 20, 2025.)