A developer is promising that a new subdivision proposed for inside the Clinton city limits will be unique in Laurens County; but most people who would live near it don’t want it.
They are people who live outside the city limits in Merrie Oaks and the neighborhoods around Westminster Presbyterian Church on Hwy 56 South, which they say already is a speedway and a dangerous tractor-trailer route.
Discussion was part of the Clinton Planning Commission’s 3-hour meeting on July 14.
The Commission considered a measure related to mobile homes, saw a timetable related to approval of an updated, yet over-due, Comprehensive Plan for the City of Clinton, and discussed responsibility for roads in the new Creighton Ridge (behind Hampton Woods) subdivision.
But THE topic was Cambridge Farms. The Planning Commission voted 3-2 to send the annexation and zoning designations ahead, with a recommendation for approval based on city staff’s positive recommendation, for Clinton City Council action Aug. 3. This was the only Public Hearing on this matter required under the city’s ordinances.
Patrick McNair, of Veranda Homes, said of the Cambridge Farms mixed-residential area his company will bring to Clinton, “There is nothing like this anywhere in Laurens County. This will be a destination.”
One reason cited by opponents of stopping Cambridge Farms is that new homes in Clinton now are not selling. Commission Co-chair Heather Tiller said information from the multiple-listing service does not bear that out — 22 homes have sold since April, 2025, at a $225,000 average price in Shell Creek; Springdale Homes, townhomes, on the Ring Road have seen 15 sells since Dec., 2025, at an average price of $176,000 with 3 pending; and Clinton Commons, a cluster subdivision, has 3 sells since June 26 at $250,000 with 7 pending. “That’s unbelievable,” Tiller said. “We just need to know that these new builds are selling.”
McNair said he wants to be part of that success. He proposes 490 homes on 283.12 acres that will be annexed into the city limits and given 5 zoning designations - he could build this subdivision with 523 homes under Laurens County regulations, without annexation into Clinton, pending the appeal of litigation between Veranda and Laurens County (if that happens Clinton potentially could lose the chance at $6.4 Million in additional revenues over the expected 10-year project build-out).
“We need the money, but we need to do it responsibly,” City Finance Director Carl Stevens told the Planning Commission.
The City authorizes residential development with comprehensive zoning.
The County does not have zoning. It regulates development through a land-use plan and subdivision regulations.
If the Clinton City Council authorizes this annexation, McNair said the subdivision will include an 11-acre public park.
McNair said his preference is to build inside the City.
“I make my whole name on building better. I will not put in a flat box. … If I build garbage, it’s not going to be what I want. It’s not going to be good. These are big homes. My business partner and I have made our name off this — this is what we like to present. None of the property as far as structures will be built in a floodplain,” he said. “I think this project is a better fit in the City.”
He said this Cambridge Farm plan (the city already had been proposed a 700-lot R1 housing plan that met all city annexation requirements but ran into planning commission suggested changes) includes a northern portion of the property zoned for Retail.
It would border the current Ingles shopping center and, McNair said, would give the subdivision residents, and people living in the southern portion of Clinton, more Retail access. It could include a day care center, he said, as one of Veranda’s projects elsewhere has now.
Planning Commissioners and opponents debated this point, arguing whether or not Clinton needs more Retail and/or whether there is the workforce to sustain more retail businesses. John Lummus, CEO of the Upstate Alliance, assured the planning commissioners that with Housing, successful Retail will follow.
John Sutter, who is building a travel-baseball complex designed with an adjacent subdivision and retail space in Northern Clinton, said, “I’ve never met these developers, I don’t have a dog in this fight; but I have done my research. The first thing (major retailers) look for is the rooftops.”
Developing a large portion of the land that Clinton received from the State of South Carolina as surplus Whitten Center property, Sutter is applying to have the area designated a Federal Opportunity Zone (this program was developed and advanced by South Carolina U.S. Senator Tim Scott). Sutter said, “If the City gets into the Opportunity Zone, it will mean one thing. But if not, the rooftops will matter. The City should not be afraid of growth. Look at the quality of it - we need the growth for the jobs. (When judging subdivisions) look at the quality of the house.”
McNair said, “We have no interest - zero - in having bad retail here. The retail will come with all these homes attached to it.”
Opponents said more businesses would empty out more traffic onto Hwy 56, along with subdivision residents’ cars and school buses. This is a stretch of road where the speed limits goes up from 35 to 45 mph (leaving Clinton going south) and most drivers are well over 45 going through there, opponents say.
The road narrows here from 4 lanes to 2 (or broadens from 2 lanes to 4 coming into the city), adding an additional traffic challenge, opponents say. There was disagreement as to whether or not red lights would be installed and deceleration lanes would help at the two entrances into the subdivision. It was unclear if a traffic study has been done in this area of Hwy 56 that takes into account school traffic.
The tranquility of the existing neighborhoods and environmental effects on the Bush River also were concerns. Merrie Oaks resident Brenda Stewart also called out the commissioners for meeting with McNair in small groups, to avoid having a meeting quorum, so that the developer could paint them “a pretty picture”.
“You have verified this with me,” Stewart said.
She said Merrie Oaks, now, “is a destination, with trees and neighbors,” and she urged the City to look more closely at environmental damage to Bush River and where Veranda’s litigation with Laurens County currently stands. “What’s best for our community?” she asked. “Don’t put a square peg in a round hole.”
Several other opponents brought this point to the Planning Commissioners - that Cambridge Farms, as proposed, would be “a little town within a town” and would be out-of-step with the neighborhoods around it.
“This development goes against everything you were appointed to protect,” Charlotte Strickland said. “1,200-1,500 people in one neighborhood? That’s ludicrous. And Bush River, this land should be preserved. I urge you to vote as the Laurens County Planning Commission did — it’s too big for the area, it’s too big for Clinton, and it’s just going to destroy the character of our city.”
Not directly to the opponents, since this was not a debate, but in other remarks, McNair said his company intends to buy this property for $5 Million, and if another buyer wanted to offer him $9 Million and buy it for a conservation easement, he might consider it. Otherwise, he made it plain to the Planning Commissioners, Veranda is going to build on this site.
Northern Laurens County activist Nancy Garrison cautioned about environmental damage - “300 acres was cleared next to our property, it caused devastation to our property. When you strip trees from property, silt-filled water was going into our property - Durbin Creek, they tried to mitigate but nothing worked because it’s a hill. Because of housing density, Durbin floods now more than ever. I’ve lived there 35 years, I am horrified by what the land has become. Be careful what you wish for.”
And, environmental attorney Michael Corley who grew up across from where the subdivision is proposed indicated that Veranda Homes’ litigation issues may not be totally resolved.
“The County Planning Commission unanimously denied (Cambridge Farms) and they figured, end of story. The developer appealed and got a ruling. The County has appealed and now that rests with the state’s second highest court. If this annexation goes forward, the practical effect is, that case that goes away. The County Planning Commission decision will evaporate; the time and energy that (Laurens County government) people put in evaporates. (If the shoe was on the other foot) the City would not appreciate the County trampling over its authority.”
CITY PLANNING RECOMMENDS APPROVAL
Cambridge Farms staff report
Location: SC Highway 56 & Cambridge Road Tax Map Number:617-00-00-028, -015, & -016Acreage: 303.7 Property Owner: Bush River Sporting Clays & Agent:
Patrick McNair
Frank Wyman
Current Zoning: Unzoned Laurens County Existing Land Use: Vacant Use
Application Type: Annexation & Zoning Proposed Land Use: Residential Dwellings
This is a request by Patrick McNair (applicant) for Bush River Sporting Clays and Frank Wyman (property owners) to request annexation of 303.7 acres of property into the City of Clinton. The property is located along the western side of Jacobs Highway/Highway 56 South between the Ingles grocery stores and the Merrie Oaks neighborhood. As a part of the annexation agreement, a zoning designation is to be assigned to the property. The applicant is proposing to zone the properties into four zoning designations - R-1, RS-2, RS-3, C-3 and A-R.
The developer has provided a proposed lot layout of the development for consideration. For the 303 acres, the proposed development would have 490 dwelling units, all designated for single family residential. The original request in 2025 was for 607 dwelling units, all designated for single family residential. The site was also previously approved by Laurens County for 523 dwelling units. This is a reduction of -19.3 percent from the original proposal. The density of the development would be 1.6 dwellings per acre, which is well below the R-1 allowed density of 5.8 dwellings per acre.
The site would have three areas with different lot sizes for various size homes, but would all conform to the R-1 zoning designation with no lot being less than 7,500 square feet. The remainder of the property (adjacent to Ingles) would be zoned A-R for agricultural use and C-3 for commercial near the existing grocery store.
The request under consideration by the Commission is a recommendation for annexation of the property into the City of Clinton and assigning a zoning designation(s) for the property.
From public input received during previous meetings, the developer has reduced the number of residential lots to accommodate a commercial section along the northern corner of the property along Jacobs Highway that would meet the City’s C-3 standards and shifted the smaller lots away from existing neighborhoods.
There are currently two entrances to the site - both along Jacobs Highway. The developer has been proactive in performing a traffic impact study which meets SCOOT standards for the original 607 dwelling units; with the reduction in lots, the SCOOT approval would still be valid. A copy is available in the Planning Department for public review.
A large amount of the site would be dedicated to open spaces and tree preservation areas, subject to the review of the Tree Commission. An amenity area would also be designed for the residents of the development.
The developer has received approval from Laurens County to develop the site. If the project is not annexed into the city limits, the development will occur with probably more lots than is currently being proposed here. If not annexed, the City of Clinton is obligated to provide services like fire and police protection to these areas without any direct recoupment of monies through fees or taxes which will be borne by the city’s taxpayers.
Staff Recommendation:
Approval of annexation into the City of Clinton.
Approval of residential, commercial, and agricultural zoning on the site as proposed at the proposed density level of no more than 1.6 dwelling units per acre. This development meets the goals of the draft comprehensive plan under consideration for adoption by the City of Clinton.
