PRAR Local Government Watch: What REALTORS® Need to Know This Week
This week brings several important land-use and development decisions across the PRAR region. Fort Mill is scheduled to consider second reading of a complete zoning-code rewrite just days before its temporary development moratorium is set to expire. Rock Hill will hold a public hearing on proposed impact-fee changes. Lancaster County has updated the timetable for its major Unified Development Ordinance rewrite. And Chester County begins a public workshop process on data centers while another substantial industrial rezoning returns to the Planning Commission.
As always, PRAR is separating confirmed actions from proposals and upcoming decisions so members can clearly see what has changed and what remains under consideration.
CONFIRMED ACTION: York County Advances Flint Hill Road Warehouse Rezoning
York County Council moved a closely watched Fort Mill-area rezoning one step closer to a final decision on September 21.
Council voted 6-1 on second reading to advance the request involving approximately 24 acres at Highway 21 and Flint Hill Road, changing the property from General Commercial to Light Industrial for a proposed warehouse/distribution development. Council also attached deed restrictions to the proposal and required a traffic study before the final vote. The restrictions reported from the meeting would prohibit several uses, including data centers and manufacturing, if the rezoning ultimately receives final approval.
This is important: the rezoning is not yet final. The proposal still requires another Council vote.
Why It Matters to REALTORS®
Rezoning can affect more than the proposed project shown during the approval process. A zoning classification can influence a property’s future uses, surrounding development patterns, traffic, infrastructure needs, and neighboring property owners.
For REALTORS® working with commercial property, land, or nearby residential clients, following a rezoning through all readings is important because second reading does not equal final approval.
PROPOSALS & DECISIONS TO WATCH
Fort Mill: Complete Zoning-Code Rewrite Reaches Second Reading Tonight
Fort Mill Town Council has one of the most significant land-use items in the region on its September 28 agenda: second reading of Ordinance 2026-38, which would repeal and replace the Town’s zoning code in its entirety.
Council unanimously approved first reading September 14 after holding a public hearing. The proposed ordinance also invokes the Pending Ordinance Doctrine, stating that permits may not be issued when they would conflict with the proposed zoning changes. Second reading is scheduled for tonight’s 6:00 p.m. Council meeting.
Why It Matters to REALTORS®
A complete zoning-code replacement can affect permitted uses, development standards, housing options, redevelopment opportunities, application procedures, property owners, builders, and future development throughout the Town.
The pending-ordinance provision makes the timing especially relevant. Members working with property where development, rezoning, permitting, or redevelopment is being considered should encourage clients to verify current requirements directly with Fort Mill rather than relying solely on the existing zoning code.
Fort Mill Development Moratorium Reaches September 30 Deadline
The zoning vote comes just two days before another important date.
Fort Mill’s temporary moratorium on certain new residential and industrial development applications is currently scheduled to expire at 11:59 p.m. on September 30 unless extended by Town Council. The moratorium has applied since March 31 to specified new residential rezoning, annexation and preliminary-plat applications, as well as certain industrial applications; previously approved and several other categories of projects are exempt.
No extension of the moratorium appears as a separate item on the Town’s posted September 28 agenda. Council is, however, considering the new zoning code that was one of the policy matters being addressed during the temporary pause.
Why It Matters to REALTORS®
The interaction between a development moratorium and a new zoning code can be particularly important for landowners, developers, builders, and REALTORS® representing property with development potential.
The September 30 date should not be interpreted as automatically determining the status of any particular project. Property-specific questions should be confirmed directly with the Town, especially while the new zoning ordinance is still moving through the adoption process.
Fort Mill: FY 2026–27 Budget and 87-Mill Tax Rate Also Reach Second Reading
Town Council is also scheduled tonight to consider second reading of its FY 2026–27 budget and millage ordinance.
The ordinance proposes a 87.0-mill municipal property-tax rate and a balanced Town budget totaling approximately $74.7 million. First reading was unanimously approved September 14. Until Council completes second reading, the ordinance remains pending.
Why It Matters to REALTORS®
Property taxes are one component of the overall cost of ownership. The effect on an individual property depends on assessed value, assessment classification, exemptions, and other taxing jurisdictions, so REALTORS® should not estimate a client’s final tax bill based on the municipal millage rate alone.
Still, understanding changes in local millage helps members better understand the broader affordability picture facing homeowners and buyers.
Rock Hill: Proposed Impact-Fee Changes Go to Public Hearing Tonight
Rock Hill City Council will hold a public hearing September 28 at 6:00 p.m. on proposed changes to the City’s Capital Improvements Plan and development impact-fee program.
According to the City, the proposals include increases to water, wastewater, and fire impact fees and the creation of a new police impact fee. Rock Hill has published separate impact-fee studies covering water and wastewater, fire, and police services for public review.
These are proposed fees, not adopted rates.
Why It Matters to REALTORS®
Impact fees are one tool communities use to fund infrastructure and public services associated with growth. They are also part of the overall cost of producing new residential and commercial development.
For the real estate community, both sides of that equation matter: communities need sufficient infrastructure to serve growth, while development costs can affect project feasibility, housing supply, and affordability.
PRAR will follow the September 28 hearing and report any confirmed City Council action in the next Local Government Watch.
Lancaster County: UDO Second Reading Now Scheduled for October 12
Members following Lancaster County’s major Unified Development Ordinance rewrite should note an important scheduling update.
Lancaster County’s official UDO webpage now lists October 12 at 6:00 p.m. for County Council’s second reading. The County had previously been working through additional recommendations and revisions following first reading.
Lancaster County Council does meet September 28, with a special meeting at 5:00 p.m. and its regular meeting at 6:00 p.m., but the County’s current published UDO schedule identifies October 12—not September 28—as the next UDO reading.
Why It Matters to REALTORS®
The UDO will establish many of the rules governing future development in unincorporated Lancaster County. Those regulations can influence housing types, subdivision design, density, development costs, infrastructure requirements, land values, project timelines, and private property rights.
Because this is a major rewrite rather than a narrow amendment, continuing to follow the ordinance as revisions are made is important. A proposal discussed earlier in the process may not necessarily be identical to the version eventually adopted.
PRAR will continue monitoring the UDO ahead of the October 12 second reading.
Chester County: Data Center Workshop Happens Tonight
Chester County will hold its first scheduled Data Center Workshop tonight, September 28, from 6:00 to 8:00 p.m.
The County began this review after Council advanced a proposed six-month pause on new data-center applications earlier this year. County officials said the study period and workshops would examine subjects including the regional power grid, utility capacity, economic effects, environmental effects, and community impacts. Chester County had also previously adopted zoning standards addressing issues such as water use, noise, and setbacks for data centers.
Tonight’s workshop is part of that information-gathering process and should not be interpreted as adoption of a new data-center policy.
Why It Matters to REALTORS®
Data centers can involve substantial investment and land requirements, but they also raise broader real estate questions involving electrical and utility capacity, infrastructure, neighboring land uses, future development patterns, and compatibility with residential and other property.
For REALTORS®, the discussion is ultimately a land-use and infrastructure issue as much as an economic-development issue.
Chester County: 103-Acre Cedarhurst Road Property Returns to Planning Commission October 1
Chester County’s Planning Commission has also scheduled a special called meeting for Thursday, October 1 at 6:00 p.m. involving approximately 103 acres at 1328 Cedarhurst Road.
The amended request would rezone approximately 5.02 acres from Restricted Industrial to General Industrial and approximately 98.44 acres from a combination of Rural Two and Restricted Industrial to Restricted Industrial. The application is being made by ARCO on behalf of HFL Truck Leasing.
These are proposed zoning changes before the Planning Commission and are not final County zoning decisions.
Why It Matters to REALTORS®
A zoning change involving more than 100 acres can affect future industrial development, transportation demand, utility needs, neighboring property uses, employment patterns, and surrounding land values.
Tracking the request at the Planning Commission stage gives members an early look at where significant commercial or industrial investment may occur before final County Council decisions are made.
The Bigger Picture: Development Rules Are Taking Center Stage
This week has a particularly clear theme: the rules governing growth are changing or being reconsidered across the region.
Fort Mill is considering an entirely new zoning code as its temporary development moratorium reaches its scheduled end. Rock Hill is reviewing how future development contributes to infrastructure and public-safety costs. Lancaster County continues work on a comprehensive rewrite of its development regulations. Chester County is examining how data centers and large industrial properties fit into its long-term land-use plans. York County continues weighing the future of a significant Highway 21 property.
For REALTORS®, these issues intersect with housing availability, development costs, infrastructure, property taxes, private property rights, economic development, and the future use and value of land.
The Bottom Line for PRAR Members
Several of this week’s most important issues have not reached a final decision. That is exactly why PRAR follows them before the final vote.
Our goal is to help members understand what has actually changed, what remains under consideration, and why local government decisions can matter to their businesses and clients.
PRAR will continue monitoring York, Lancaster, and Chester Counties with particular attention to housing supply and affordability, private property rights, zoning and land use, infrastructure, taxation, development costs, and responsible regional growth.
Real estate is local. Your REALTOR® Association is paying attention.
PRAR Local Government Watch is provided for general member awareness. Proposed ordinances, rezonings, impact fees, development applications, tax rates, and meeting schedules may change throughout the public process. Members should verify property-specific zoning, taxation, permitting, and development requirements directly with the appropriate local jurisdiction.