Redevelopment Context

500 N. Main Street is one of the largest tracts of land (5.3 acres) in Downtown Summerville that holds a zoning designation of D-MX (Downtown Mixed-Use), and the County recognizes the potential of this site to be redeveloped with adherence to the Town's zoning regulations. The Downtown Mixed-use district permits a wide range of mixed-use buildings including the full range of housing, retail, offices, and lodging in the downtown area.

This project adheres to goals in the 2019 Dorchester County Strategic Plan which makes service delivery more efficient and promotes the development of Class A office space. As the County considers the future of its service delivery model, staff has been working to consolidate many of the county's public facilities to increase access, decrease costs, and prepare for growth. 

This effort has been underway for over four years, as evidenced by recent land and building purchases. In 2021, the County closed on the purchase of 320 Midland Parkway, a former medical facility adjacent to Summerville Medical Center, where the Dorchester Alcohol and Drug Commission was relocated. This agency was a tenant of 500 N. Main Street. In 2022, the County closed on the purchase of 1452 Boone Hill Road, a former retail facility, which is in the process of being adaptively reused to house the Health Department (currently 500 N. Main Street), DSS, and DHHS-Medicaid. 

With the inclusion of both public (Joint Planning Commission and Board of Architectural Review Meeting), and stakeholder (County and Town Council, Boards, Commissions, and Non-Profits) feedback sessions held in March of 2021, the County decided to explore options that support redevelopment of a mixed-use campus that optimizes the investment of future tax revenue while contributing to the current dynamic and attractive Summerville Community. 

In order to allow greater capacity to incorporate the community’s feedback to preserve the façade of the old hospital, create a new civic park and fund improvements to the Veterans Memorial, improve Main and Cedar Streets, and provide opportunities for workforce housing, the County and the Town of Summerville worked together to remove the 500 N. Main street property from the Midtown TIF District. On September 14, 2023, Town Council passed a second reading of an ordinance that officially removed the property of the Midtown Tax Increment Financing District.  

County Council was then able to place 500 N. Main Street under a Fee in Lieu of Tax agreement which will allow fee revenues to be bonded above the value of what the TIF can provide. The County achieves several goals by providing greater flexibility to complete projects inside and outside of the TIF District. Fee revenues would support the following:

• Funding to preserve the façade of the old hospital building.
• A new civic park and improvements to the Veterans Memorial.
• An additional $8 Million in funding to DD2 schools to supplement $2 Million from the TIF.
• Provide $20 Million in funding for a Community Recreation Facility in the Summerville area.
• Provide $2 Million in additional funding for streetscaping and improvements to Main Street and Cedar Street.
• Provide credits for workforce housing for teachers, firefighters, law enforcement, and first responders within the multi-family development for at least 15 years.
• A modern County office building and additional Class A Office Space in the downtown area.
• Provide much needed retail and hospitality amenities in the downtown area
• Create additional parking 

500 North Main Street Redevelopment Update: October 3, 2024

The 500 North Main Street redevelopment project continues to move forward with several key updates. Most recently, on October 1, 2024, The Furman Co. will present the updated master plan to the Town of Summerville's Board of Architectural Review (BAR). This presentation marks a significant step in the approval process, reflecting the community’s vision and feedback gathered over several years. To view the submission to the BAR, click here.

In July 2024, Dorchester County staff participated in planning exercises for the design of the new County services center, which will be constructed on the 500 North Main Street site. Staff have reviewed the final programming and provided feedback. The project team is expected to begin Schematic Design soon.

Earlier this year, on March 4, 2024, County Council approved the purchase and sale agreement with Dorchester Investors, LLC, which was formally executed on March 13, 2024. Dorchester Investors, LLC is now working to secure the necessary approvals and permits from the Town of Summerville's Development Review Board.

A key financial milestone occurred on December 4, 2023, when County Council adopted the Fee in Lieu of Tax (FILOT) agreement and placed 500 North Main Street in the multi-county industrial park (MCIP). Based on an estimated investment of $96 million, the project is expected to generate $1 million annually, which can be bonded to fund various public improvement projects throughout the county, school district, and town. This bonding process will be backed by the FILOT but will not involve the full faith and credit of the County.

In terms of the project’s evolution, the first iteration of a preliminary plan was released earlier in 2023 after the County hosted stakeholder sessions in 2021 to gather public input on the future of 500 North Main Street. Additional feedback since then has shaped the updated master plan.

Master Plan Update as of October 3, 2023
Notable changes in the updated plan include the following:

• Civic Park and Veterans Memorial: A park, similar in size to the Town of Summerville's Hutchinson Square, will be located at the corner of Hwy. 78 and Main Street, featuring a Veterans Memorial.
• Preservation of Historic Elements: The hospital's historic portico will be preserved, maintaining the site's historical significance while incorporating landscape and streetscape improvements.
• Mixed-Use Space: The updated plan positions mixed-use buildings around the perimeter of the block with on-grade parking, replacing the previously proposed five-story parking deck. Additionally, the hotel component has been removed.

The County and The Furman Co. are committed to ensuring that the redevelopment of 500 North Main Street aligns with the community’s needs, providing a blend of historic preservation and modern amenities.

Project Revival Ordinances:

• Project Revival Ordinance Authorizing Fee Agreement
• Project Revival Fee Agreement

Redevelopment Updates as of September 6, 2024

Redevelopment Updates as of October 3, 2023

Comparison of Previous Rendering to the Updated Version