Sheetz, Arby’s and 125 townhomes slated to be built across from Marquis Shopping Center following York County approval

YORK – Another major development is coming soon to York County, this time near the long-struggling Marquis shopping center.

The Board of Supervisors voted 4-1 on Tuesday to approve a rezoning request that will allow landowner EAH, LLC to build 125 new townhomes alongside an Arby’s restaurant and Sheetz gas station and convenience center.

Known as “Marquis Crossing,” the new development is set to be located at Rte. 199 across from Water Country USA and the existing Marquis plaza, which currently houses a Target, Best Buy and The Picklr, an indoor pickleball court.

County officials once had high hopes that the Marquis site would grow into a thriving retail hub following its heralded opening in 2008.

But despite being classified as an “Economic Opportunity” zone by the county, the center has become notorious for its empty storefronts, marked by the closures of JCPenney, Dick’s Sporting Goods and most recently, Kohl’s.

Shoppers who wish to patronize any of those establishments must now drive to Hampton or Newport News.

Vernon Geddy, the representative for the applicant, said that the new development will breathe life back into the flailing retail center.

“The two things hurting the Marquis are a lack of residential customers in this area and the lack of any gas station convenience store or food uses that you would normally find,” Geddy said.

The county’s planning commission voted in July to recommend denial of the rezoning request after concluding that it did not align with York’s comprehensive plan. County Administrator Mark Bellamy also stated that he could not support the proposal.

The supervisors were mostly on board with the idea of adding a Sheetz and Arby’s to the area but were more reluctant to embrace the residential development.

The townhomes will be priced in the $380,000 to $450,000 range, Geddy said.

The development’s approval reinforces a growing trend of building high-density starter homes that are financially out of reach for many local residents, including those who work in the service industry – the backbone of the Historic Triangle’s economy. 

Geddy, nonetheless, argued the price point of the homes and convenient location would attract young people who want to live in the county.

“It creates the opportunity for home ownership,” Geddy said. 

An average homebuyer would need an annual income of at least $105,000 to comfortably afford a home in the $380,000 price range when current interest rates are factored in, per data provided by Wells Fargo Bank.

Unlike other developments recently proposed in neighboring James City County, the Marquis Crossing property would not include any designated affordable housing units.

Chair Doug Holroyd, who represents District 1, scolded the developers for submitting a proposal summary that was more than 500 pages long, saying it was burdensome for the board to review. He also acknowledged concerns about school capacity impacts.

The addition of the new townhomes will likely add about 47 students to the York County School Division (YCSD), increasing the school system’s operating costs by more than $100,000, county data showed.

A public hearing on the proposal drew 17 speakers, with the majority voicing concerns about school capacity, traffic or environmental impacts.

Steven Kennedy, vice president of the Conserve York County Foundation, urged the supervisors to reject the request, saying there were too many uncertainties surrounding it. He emphasized that some local schools are already facing concerns about running out of space.  

A map featuring data provided by York County School Division showed that Magruder Elementary School is already over capacity by 18 students.

“We hear about wonderful schools in York County… but here’s what your new slogan is going to look like. How about ‘Bring your children to Magruder Elementary School, where they can learn in classroom trailers, right now,” Kennedy said.

The supervisors stipulated that the developers must prepare the Arby’s and Sheetz sites for construction before they can start building the townhomes.

“We want to see those economic elements in place long before we get to 80 townhouses,” Holroyd said.

After a tense back-and-forth exchange regarding the project’s timeline, developer Dan Hargett agreed to prioritize building the two commercial sites.

“If we can get zoning approval, we will move as fast as we can to start construction,” Hargett said. “I can promise you there’s no one that wants to be on the site faster than Sheetz and Arby’s.”

The proposal was also met with pushback due to the historical significance of the site, which was once part of a Civil War battlefield. The developers agreed to place a historical marker on the property. 

“We will work with the Civil War Trails Group in coming up with the content of the sign,” Geddy said.

District 4 Supervisor Stephen Roane, the sole dissenting vote, echoed concerns that the development could strain the district’s schools.

“There are issues with the capacity, and where we do have a surplus [of space], it’s because of trailers, and that’s not ideal teaching conditions,” Roane said.

Roane added that he was “uncomfortable” with the economic figures the developer put forth, saying he was not convinced Marquis Crossing would lead to financial gains when the costs to the county are factored in.

Holroyd said he was initially reluctant to support the request but changed his mind because the revenue potential was “pretty solid.”

The developers estimated that Marquis Crossing will bring in $800,000 a year in revenue when meals and sales taxes generated by the Sheetz and Arby’s are factored in.

Supervisor Wayne Drewry of District 3 said he was hesitant to believe the Marquis Crossing site would have as many economic advantages as the developers claimed. Nonetheless, he believed the benefits of the development would ultimately outweigh the drawbacks.

“I feel like more people are positive on this and not negative,” Drewry said.