Lancaster County Council Approves Major Commercial and Residential Projects Amidst Intense Public Debate on Infrastructure and Traffic

In a marathon meeting lasting nearly five hours, Lancaster County Council voted to approve two significant and controversial land development projects in the Indian Land panhandle, despite strong opposition from residents citing overwhelmed infrastructure. Council voted 5-2 to approve the rezoning of the 71-acre “Harris Tract” at Highway 521 and Laurel Hill Road from residential to Regional Business, paving the way for a major commercial development that promises a new traffic signal and road realignments but raised concerns about “big box” retail and traffic congestion. Additionally, Council narrowly approved (4-3) a rezoning and development agreement for “The Haven,” a massive 604-acre residential cluster subdivision by Lennar Homes, following a contentious debate regarding the lack of fire and EMS stations to service the new growth. Amidst these development decisions, Council also approved incentives for a business expansion (“Project Alpine 2”), reviewed impact fee collections, and passed budget amendments to fund new EMS temperature sensors and an ERP specialist.

Detailed Agenda Summary

Special Presentation: Impact Fee Annual Report

Budget Director Jamie Puvogel presented the annual report on impact fees collected since 2022. The county has collected approximately $3.3 million total across categories including Schools, Fire, EMS, Sheriff, and Parks & Recreation. Puvogel noted that while current collections are not sufficient to fully fund all capital improvement projects immediately, funds are being appropriated for specific uses, such as equipment for ambulances and a regional park. The county is currently in the procurement process to hire a vendor for a new impact fee study, which could potentially expand the service district countywide in the future.

Citizens Comments

The public forum was dominated by residents concerned about the pace of growth versus infrastructure capacity.

CF Smith/Harris Tract (Rezoning): Approximately 20 speakers addressed this item. Opponents argued that Highway 521 is already failing, citing safety issues, noise, and the desire to keep the area residential. Supporters, including family members of the property owner, argued that the land will inevitably be developed, and the proposed commercial plan offers a necessary traffic light at Halifax Drive, creates a commercial tax base to offset residential burdens, and prevents high-density housing.
The Haven/Craig Farm Road: Residents expressed concern that adding 900+ homes would overwhelm rural roads like Craig Farm Road and create safety hazards due to the lack of nearby fire stations.
General Concerns: Several citizens urged Council to stop approving density until roads and public safety infrastructure catch up.

Item 8A: Rezoning of CF Smith/Harris Tract (Ordinance 2026-202)

Council considered the rezoning of roughly 71 acres at Charlotte Highway and Laurel Hill Road from Low Density Residential (LDR) to Regional Business (RB).

Developer Presentation: CF Smith representatives presented a plan featuring a 160-foot buffer for adjacent neighborhoods, a new traffic signal at Halifax Drive to eliminate dangerous U-turns, and the realignment of Laurel Hill Road. They committed to prohibiting multi-family housing on the site.
Council Discussion: Council members debated the merits of commercial tax revenue versus traffic concerns. While some council members remained concerned about the scale of “big box” retail, the majority felt the traffic improvements and the shift away from high-density residential housing made the project viable.
Action: Council approved the first reading by a vote of 5-2.

Item 8B & 8C: The Haven Development Agreement and Rezoning (Ordinances 2025-202 & 2025-201)

Council reviewed a request to rezone approximately 604 acres from Rural Neighborhood to Medium Density Residential with a Cluster Subdivision Overlay, accompanied by a development agreement for Lennar Homes.

Details: The project proposes a cluster subdivision with significant open space. The developer agreed to pay full impact fees (estimated over $10 million total) and adhere to traffic improvements required by the Traffic Impact Analysis (TIA).
Council Discussion: A sharp debate ensued regarding public safety. Several council members pointed out that there is currently no plan or funding mechanism to staff a fire station in this specific area to handle the increased call volume. There was frustration expressed that the county is approving rooftops without a confirmed plan to fund the operational costs of the necessary emergency services.
Action: Despite these concerns, the Development Agreement (Item 8B) passed 6-1, and the Rezoning (Item 8C) passed by a narrow 4-3 vote.

Item 8D: Edgewater 2 Improvement District (Ordinance 2026-209)

Council considered an ordinance to add approximately nine acres consisting of 13 small parcels to the existing Edgewater 2 Improvement District. Bond counsel explained this was a technical correction required as True Homes moves through the platting process to ensure easements and lot lines align with the original plan.

Action: Council unanimously approved the first reading.

Item 8E & 8F: Project Alpine 2 (Resolution 1316-R2026 & Ordinance 2026-203)

Economic Development staff presented an expansion project for an existing industry (“Project Alpine 2”) that has been in the county for 30 years. The company plans to invest $25 million and create 45 new jobs. The incentives package includes a Special Source Revenue Credit (SSRC) of 50% for five years and 25% for the subsequent five years.

Action: Council unanimously approved both the resolution and the first reading of the ordinance.

Item 8G, 8H, & 8I: Housekeeping and County Zoning

Item 8G: Second reading to correct a scrivener’s error in the title of a previous zoning ordinance. Approved.
Item 8H: Second reading to grant a water/sewer easement for a new line serving the detention center. Approved.
Item 8I: First reading to rezone 1.74 acres of county-owned land on Van Wyck Road to Institutional (INS) to allow for the construction of a new EMS station. Approved unanimously.

Item 8J: Budget Amendment (Ordinance 2026-206)

Council reviewed a budget amendment for two specific items:

EMS Temperature Sensors: $39,738 to purchase sensors for monitoring medical supplies in ambulances, a proactive move anticipating new state regulations.
ERP Specialist: $50,365 to fund a new position for six months to assist with the implementation of the county’s new Enterprise Resource Planning software, set to go live in July 2026.

Action: Council unanimously approved the first reading.

Item 8K: EMS Grant (Resolution 1317-R2026)

Council considered a resolution to accept a Grant-in-Aid from the South Carolina Department of Health. The funds will be used to purchase new defibrillator mounts for ambulances.

Action: Council unanimously approved the resolution.

Boards and Commissions

Community Outreach Board: The appointment for District 1 was postponed indefinitely to allow the council member to interview the applicant.
Library Board: Council unanimously appointed Michael Lindsay as the District 2 representative.

Executive Session

Council entered executive session to discuss “Project Philadelphia.” Upon returning, no action was taken.