ork County Council Approves Full Clover School District Impact Fee at Nov 17th Meeting

The York County Council held its regular meeting on November 17, 2025. Key actions and discussions centered on significant zoning code amendments, economic development projects, and the contentious issue of the Clover School District’s public education facilities impact fee.

The Council unanimously approved the second reading of an ordinance granting a $30 million Infrastructure Credit Agreement to Costco Wholesale (Project Sample) for a new distribution facility in Rock Hill, following a debate and a defeated amendment to reduce the credit. The Council passed a motion for the second reading of the Clover School District Impact Fee, setting the maximum fee at the full amounts recommended by the Planning Commission, subject to further analysis regarding the urban service boundary line. Other approvals included a rezoning for the Newport Commons Planned Development (Case 25-17) and several administrative items, including an additional Christmas holiday for employees and various grant applications

🏛️ Organizational and Ceremonial Actions

Call to Order, Invocation, and Pledge of Allegiance: The meeting was called to order by Chairwoman Christi Cox and included an invocation and the Pledge of Allegiance led by Council Member Debi Cloninger.
Oath of Office: The oath was administered to newly appointed members of the Bethesda Fire Tax District Board (Paul Wise), Riverview Fire Tax District Board (Harold Barfield, Justin Laroche), and York County Forever (Marty Cotton, Robert Carter, Ron Parks).
Appearances and Recognition:
- The York County 101 Citizen’s Academy graduates were formally recognized.
- Charles Gunning with Craig, Gaulden, Davis recognized Ebenezer Park for receiving a Merit Award from the Greenville chapter of the American Institute of Architects for its high level of design excellence.
Public Forum: Several citizens spoke on various topics, including opposition to the Silfab Solar project, concerns about the cost and impact of Project Sample (Costco), and the Clover School District Impact Fee debate.
Consent Agenda: The Consent Agenda, which included approval of minutes from the November 3, 2025 Council meeting and several rezoning items for second reading, was approved.

🏡 Zoning, Development, and Infrastructure

1. Sign Code Amendments (First Reading)

Action: Council held a public hearing and approved the First Reading of an ordinance to amend the Zoning Code’s design standards for wall signs.
Details: The amendment eliminates the maximum number of signs allowed per wall and increases the maximum total sign area per wall from 200 sq ft to 400 sq ft (up to 600 sq ft for buildings over 100,000 sq ft). It also adds an alternative allowance option of 5% of the façade area for calculating maximum sign area.

2. General Commercial (GC) Height Amendment (First Reading)

Action: Council held a public hearing and approved the First Reading of an ordinance to amend zoning dimensional standards.
Details: The changes apply to the General Commercial (GC) district and include:
- Increasing the maximum building height to 60 feet (from 50 feet) for buildings set back at least 200 feet from residential lot lines.
- Adding an exception to maximum height limits for rooftop amenities, recreational areas, or accessory occupiable spaces (e.g., penthouses, roof decks), limiting them to 15 feet above the roof and requiring a 1:1 stepback from the roof’s exterior walls, provided they occupy 25% or less of the roof area.

3. Newport Commons PD Rezoning (Case 25-17 – Third Reading)

Action: Council considered and approved the Third Reading for the rezoning of a 97-acre tract on Old York Road/Adnah Church Road from RUD, GC, and PD to PD and GC for a mixed-use center.
Details: The approval incorporated several amendments to the Planned Development Code, including:
- Adjusting setbacks and separation requirements for townhome units.
- Allowing designated on-street and off-street parking to satisfy guest parking requirements for townhomes.
- Stipulating the enhanced perimeter buffer yard along the exterior boundaries of Pod 2 shall be 50 feet deep and allow for replanting encroachment into the buffer.
- Allowing an amenitized stormwater pond behind the anchor tenant to be counted as one of the four required commercial amenities.

4. Project Sample (Costco Wholesale) Infrastructure Credit Agreement (Second Reading)

Action: Council approved the Second Reading of an ordinance authorizing a $30 million Infrastructure Credit Agreement for Costco Wholesale (Project Sample) for a new distribution facility in Rock Hill.
Investment/Jobs: The project is projected to be a $240.3 million private investment and expected to create 165 new jobs with an average hourly wage of $26.66
Infrastructure: The infrastructure improvements are estimated at $44 million in total cost and include off-site public improvements (like a roundabout and turn lane on Porter Road) and on-site storm water/road infrastructure benefiting surrounding parcels. The credit amount is capped at $30 million. An amendment to reduce the credit to $17 million failed in a vote of 3-4.

5. Project Forge FILOT Amendment (First Reading)

Action: Council provided First Reading for an ordinance authorizing the assignment of an existing Fee In Lieu of Tax (FILOT) agreement and amendments related to Project Forge.
Details: Project Forge (a copper pipe manufacturer) is expanding into a second York County location. This action approves the transfer of the existing FILOT agreement for the new site, increases the Contract Minimum Investment Requirement, extends the Investment Period by five years, and updates the job creation commitment to 42 new jobs at an average hourly wage of $31.50.

6. Project Dinger Special Source Credit Agreement (First Reading)

Action: Council provided First Reading for an ordinance authorizing a Special Source Credit Agreement for Project Dinger (Tread Athletics).
Investment/Jobs: The project, which is relocating its global training service headquarters to Fort Mill, represents an estimated $10 million investment and is expected to create 71 jobs with an average hourly wage of $34.05
Credit Terms: The agreement authorizes a 30% Special Source Revenue Credit against FILOT payments for a period of seven consecutive years

💰 Fiscal and Administrative Items

1. Sheriff’s District 3 Office Renovation Change Order

Action: Approved Change Order 3 with JNB Contracting, LLC for $86,250.00 to reconstruct the parking lot at the Sheriff’s District 3 office renovation site (236 NorthPark Drive, Rock Hill). This is funded from the programmed total project budget, as it exceeds the contingency. The projected completion date for the renovation is now January 2026.

2. Opioid Abatement Feasibility Study

Action: Approved Contract Amendment #2 with Mosely Architects P.C. for a not-to-exceed amount of $7,500.00 for a feasibility study for a proposed Opioid Abatement Programs Center at the Moss Justice Detention Center. The study is covered by an applied-for and received grant from SCORF

3. Catawba Bend Disc Golf Course Construction

Action: Approved the execution of an agreement with Ace Place Design, LLC for $400,000.00 to design and construct an 18-hole championship disc golf course, a 9-hole beginners course, and a practice/warm-up area at Catawba Bend Preserve park. Half of the funding ($200,000) is eligible for reimbursement from the SC PRT Undiscovered Grant

4. Woodend Park Gravel Parking Lot Change Order

Action: Approved a change order of $58,351.52 for Pennies Project 11149-009: SC 557 to construct a gravel parking lot at Woodend Park. The cost will be paid by the Bethel Lake Wylie Park District Fund

5. Land and Water Conservation Fund Grant Application

Action: Approved proceeding with applying for, and accepting if awarded, the 2026 Land and Water Conservation Fund Grant to assist with design and construction of the Greenway Trail at Catawba Bend Preserve. The application will be for the maximum request of $1,000,000, with the County committing to a 50% local match of $1,000,000 and any costs that exceed the grant funding

6. Keep South Carolina Beautiful Support Grant Application

Action: Approved authorization for staff to apply for and accept, if awarded, the 2026 Keep South Carolina Beautiful Support Grant for up to $10,000 for litter prevention, beautification, recycling, and waste reduction efforts. No matching funds are required.

7. York-Chester Industrial Park Amendment

Action: Considered the First Reading by Title Only of an ordinance to amend the agreement governing the York-Chester Industrial Park to add parcels within York County to the park and adjust existing parcels.

8. Additional Christmas Holiday

Action: Approved authorizing York County Government to observe an additional paid Christmas Holiday on Friday, December 26, 2025, extending the holiday weekend.

9. Skid Steer Purchase

Action: Approved the purchase of one Kubota SSV75PHC Skid Steer from Comer Equipment Company, Inc. for $54,645.44 via cooperative purchasing. The equipment will be used by the Solid Waste Collection & Recycling division.

10. McCelvey Center Auditorium Structural Repairs Amendment

Action: Approved Contract Amendment #5 with Bennett Preservation Engineering for additional design services related to the McCelvey Center’s Auditorium Structural Repairs project for a total cost of $16,470.00. The cost is covered by earmarked funds from the FY 2024 South Carolina state budget.

11. Sheriff’s Office Grant Acceptance

Action: Authorized the Sheriff’s Office to accept, if awarded:
- The FY 2025 DNA Capacity Enhancement for Backlog Reduction (CEBR) Program (formula grant) in the amount of $67,316.
- The FY 2025 DNA Capacity Enhancement for Backlog Reduction (CEBR) Program (competitive grant) in the amount of $225,000 (to purchase a new genetic analyzer).
- The FY 2026 Highway Safety Grant – Police Traffic Services in the amount of $195,351 (to pay for two full-time traffic deputies).
- The FY 2026 Highway Safety Grant Program – Alcohol-Impaired Driving Enforcement in the amount of $102,906 (to pay for one full-time deputy for impaired driving enforcement).

12. District 3 Sheriff’s Office Access/Cabling

Action: Approved the installation of additional door access and data cabling for the District 3 Sheriffs’ Office at NorthPark by Performance Link Technologies at an additional cost of $2,540.08. This is needed due to a change to install a vehicle access gate.

13. Fire Engine Purchase

Action: Authorized the purchase of one new, unused, stock fire engine (Pierce Enforcer Custom Pumper) and associated equipment for the Hickory Grove Fire Department from Spartan Fire and Emergency Apparatus for a total cost not to exceed $900,000.00. This purchase supports the Fire Apparatus Replacement Plan.

🏫 Clover School District Impact Fee (Amended Second Reading)

Action: Following an extensive public hearing and an executive session for legal advice, the Council considered the Amended Second Reading of the ordinance updating the Impact Fee.
Motion Passed: A motion was passed to approve the second reading, restoring the impact fee to the full amounts recommended by the Planning Commission:
- Single-Family Detached Dwelling: $15,035
- Multi-Family Dwelling Unit: $7,430
- Manufactured Home Unit: $9,842
Condition: This approval is conditioned on imposing the fee only within the Urban Service Boundary line of the Clover School District and further conditioned upon the receipt of analysis from TischlerBise consulting regarding the effect of the urban service boundary line on the current impact fee calculation.
Public Debate: The public hearing featured a passionate debate with many citizens and school officials speaking in favor of the full fee amounts to adequately fund school facilities due to rapid growth, and others arguing against the increase based on declining enrollment data and concerns about housing affordability and legal compliance regarding expenditures like activity buses.