Mauldin council approves rezoning for Cottage Green after hours of debate over traffic and growth

Mauldin — The City Council approved second reading on Nov. 17 to rezone a 25.8-acre tract at Fort/Fork Shoals Road and Ashmore Bridge Road from C-2 (commercial) to RM (multifamily residential), voting 4–3 after an extended public-comment period and technical questioning about traffic impacts.

The vote concluded a lengthy debate in which dozens of residents, developers and consultants spoke. Opponents warned the council that the nearby roads lack shoulders and adequate capacity and that approving large-scale housing without a comprehensive infrastructure plan would worsen response times for first responders and reduce area quality of life. “Approving a development without addressing the necessary infrastructure would create real life‑threatening consequences,” resident Corinne Campbell told council during the public-comment period.

Supporters, including developer representatives and local business leaders, said the planned residential project would generate less daily traffic than commercial development under the existing C-2 zoning and highlighted mitigation commitments. Tim Crawford, representing the developer, listed traffic improvements included in the traffic impact analysis (TIA) — turn lanes, signal changes and other intersection work — and estimated about $900,000 to $1,000,000 in roadway mitigation before bids.

Alan Reed, the traffic consultant, said he had submitted an updated TIA to the South Carolina Department of Transportation (SCDOT) and that DOT had approved the study; he also said DOT’s written letter did not recommend installing a roundabout at the Ashmore Bridge/Perimeter Road intersection. Reed told council the approved TIA required substantial developer-funded improvements to mitigate project impacts.

Council members pressed the consultants on the geographic scope of the TIA and whether nearby intersections and cumulative growth were included. Councilmember Steenbeck asked which intersections were studied; Reed said the study focused on Fort/Fork Shoals and Ashmore Bridge, the Ashmore/Perimeter intersection and the Sphinx driveways, and did not explicitly examine several other nearby intersections that residents had raised as concerns.

Several council members urged a more regional planning approach. Councilmember Steenbeck described himself as “against unplanned growth,” saying he favors greater clarity on cumulative impacts. Mayor Terry W. Merritt and others noted that the area is part of a longer-range GPATS (Greenville-Pickens Area Transportation Study) plan that includes future improvements but acknowledged the tension between development pressure and regional infrastructure timelines.

After discussion, Councilmember Steenbeck moved and Councilmember Matney seconded approval of second reading. Mayor Merritt announced the motion carried by voice vote and stated the result as approved 4–3.

What’s next: The council approved rezoning on second reading; any required development permits, construction plans, and the developer’s mitigation work will follow local permitting and SCDOT approvals. Council discussion signaled continuing attention to traffic mitigation, GPATS planning, and coordination with SCDOT as the project advances.