On the agenda: Fort Mill meeting — hyperscale (Aug 18)

TOWN OF FORT MILL
PLANNING COMMISSION MEETING
August 18, 2026
205 North White Street
6:00 PM
CALL TO ORDER
APPROVAL OF MINUTES
1. Regular Meeting: July 21, 2026

[Pages 2 - 5]

OLD BUSINESS
1. Zoning Regulations Text Amendment Request: Town of Fort Mill

[Pages 6 - 9]

Request from the Town of Fort Mill for a text amendment to amend Article 2, Section 28 – TCO
Transportation corridor protection overlay district within the Zoning Regulations to add the Pennies 5 (2024
Pennies for Progress) projects listing.
NEW BUSINESS
None
INFORMATION AND DISCUSSION
•

August 20, 2026, virtual continuing education opportunity with Charlie Barrineau from the Municipal
Association (6:00 pm – 7:30 pm).

ADJOURN
The following press was notified of the meeting by email or fax in accordance with the Freedom of Information Act:
The Herald, CN2, WRHI, WSOC, and WBTV. The agenda was also posted at the entrance to Town Hall the
required length of time and on the Town website. The Town of Fort Mill is committed to assuring accessibility with
reasonable accommodation, of Town services and facilities for all individuals, in compliance with federal law.
Please contact the Town Manager’s Office at 803-547-2116 if you need assistance.

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TOWN OF FORT MILL
PLANNING COMMISSION MEETING
July 21, 2026
205 N. White St
6:00 p.m.
Present:

Chairman Mark Kerr, Vice Chairman Matt Lucarelli, Jonathan
Hutchinson, Daniel Reynolds, Dawn Williams-Zabicki, Assistant Town Manager
Chris Pettit, Planning Director Penelope Karagounis, Deputy Planning Director
Joey Adams-Raczkowski, Planner Emily Hawkins, Planner Tuyen Truong,
Planner Mia Pulczinski

Absent:

Sarah Curtis, Dan Stout Jr.

Guests:

See attached sign in sheet

CALL TO ORDER
Chairman Mark Kerr called the Planning Commission meeting to order at 6:00 p.m. on Tuesday,
June 21, 2026.
APPROVAL OF MINUTES
Chairman Mark Kerr asked for a motion to approve Planning Commission meeting minutes
from June 16, 2026. Commissioner Hutchinson made the motion to approve, and Vice Chairman
Lucarelli seconded the motion. The motion passed unanimously by a vote of 5-0.
OLD BUSINESS
1. Commercial Appearance Review: Unique USA
The applicant, Mr. Patrick Tormeno, presented an update to the Commercial Appearance Review
for a portion of The Loom project located at 6 Watson Street. The applicant is seeking approval
of the parking deck fencing, lighting plan and light fixtures. The applicant showcased the parking
deck fixture specification, height, and overall relationship to the neighboring houses.
Chairman Kerr brought up a concern regarding the light bleed going into surrounding properties.
Following that, Mr. Tormeno presented the proposed material for the parking area by displaying
a sample of the black vinyl chain link fence. Mr. Hutchinson inquired about the placement of the
fence, which Mr. Tormeno stated that it would only be visible from the corner of the parking
garage. Mr. Reynolds asked for the height, which is 10’.
With no further discussion from the commission, Chairman Kerr called for a motion. Vice
Chairman Lucarelli motioned to grant the Commercial Appearance Review as presented. Ms.
Williams-Zabicki seconded the motion. The motion passed unanimously 5-0.

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NEW BUSINESS
1. Zoning Regulation Text Amendment Request: Town of Fort Mill
Assistant Town Manager Chris Pettit introduced the proposed text amendment to amend Article
2, Section 28 – Transportation Corridor Protection Overlay District (TCO) to add the Pennies 5
(2024) Pennies for Progress) projects listing. The TCO will protect a portion of the US 21
corridor from Highway 160 to Sutton Road and Fort Mill Parkway from the railroad bridge to
Holbrook Road with a proposed minimum 170’ buffer to mitigate potential future development
in the buffer.
Mr. Kerr inquired about the relationship between the County and Town’s interpretation of the
proposed 170’ transportation buffer. Chris Pettit explained that the Town’s intent is to adopt the
same language as the County, which had been in place for more than a decade. Commission
members inquired about the purpose and asked if there was a need for the Town to adopt the
overlay. Mr. Pettit clarified that adopting the amendment would protect businesses and property
owners as well as provide consistency with the County’s projects. Vice Chairman Lucarelli
expressed concerns about the minimum of 170’ as this may vary especially with the unknown
status of the road projects. Mr. Pettit clarified that the exact amount of right-of-way needed
cannot be determined until the projects are designed. At this point, the purpose of the overlay is
to ensure that development within the 170’ buffer does not occur. Without the corridor overlay,
the Pennies projects would become more expensive if development was allowed to occur. Mr.
Hutchinson asked for clarification on the term “minimum.”
Vice Chairman Lucarelli made a motion to defer the item to next month, seconded by Mr.
Hutchinson. The motion passed by a vote of 4-1. In favor was Chairman Mark Kerr, Vice
Chairman Matt Lucarelli, Jonathan Hutchinson, and Daniel Reynolds. Opposed was Dawn
Williams-Zabicki.
2. Zoning Regulation Text Amendment Request: Town of Fort Mill
Bolton-Menk consultants Mr. Gehring and Mr. Petrosky provided an overview of several
proposed text amendments organized into 6 primary topic areas for the implementation of the
adopted Comprehensive Plan and Downtown Master Plan which is intended to address concerns
that led to the current moratorium. These amendments centered on the development densities,
buffers and setbacks, tree conservation, open space / trails, permitted uses and table of uses, and
the downtown core district.
As the consultants presented the proposed text amendments, Commissioner discussion centered
around tree conservation and Commission members asked if the Town currently has standards in
place to preserve a certain percentage of tree canopy, which staff informed that currently there is
not. Commission members expressed a fee-in lieu of tree preservation would be valuable.

Page 3

Discussion ensued around the proposed downtown core district to establish design standards in
the downtown area as an effort to meet the goals of the Downtown Master Plan. The consultants
clarified that this is not to rezone the area, but more of a choice for property owners or potential
business owners to rezone if they wish. The purpose is to create more flexibility for future
businesses as the current local commercial zoning district creates barriers for certain businesses
that cannot meet certain requirements such as landscaping buffers and parking.
Throughout the discussion, Commission members made the following comments for corrections:
-

Pg 32: correction plan to play. OST 2 B, remove “between”
Pg 34 PU-2 B: plural not possessive
Pg 35 section E: Add a bullet hyperscale allowed in GI
Pg 223: define ambulatory surgery center
Pg 228: event centers conditions- establish noise standards
Pg 246: reduced buffer alternatives: materials and conditions for fencing

After additional discussion among the commission members, Chairman Kerr called for a motion.
Commissioner Hutchinson made a motion to recommend approval of the text amendments as
presented, with the corrections as noted. Commissioner Reynolds seconded the motion. The
motion passed unanimously 5:0.
3. Zoning Regulation Text Amendment Request: Town of Fort Mill
Assistant Town Manager Chris Pettit presented a text amendment regarding election signs. The
proposed amendment reduces the number of days signs can be displayed from 60 to 30 days
prior to an election, keeping the collection time of 48 hours after the election the same.
With no further discussion, Chairman Kerr called for a motion. Ms. Williams-Zabizki made a
motion to approve the text amendment as presented. Vice Chairman Lucarelli seconded the
motion. The motion passed unanimously 5:0.
INFORMATION AND DISCUSSION
Planning Director Penelope Karagounis reminded the commissioners to keep up with their
continuing education hours and that there would be a virtual class on August 20, 2026.
ADJOURNMENT
With no further business, Commissioner Williams-Zabicki made a motion to adjourn the
meeting. Vice Chairman Lucarelli seconded this motion. The motion of adjournment was
approved unanimously by a vote of 5-0.
The meeting adjourned at 7:48 p.m.
Respectfully Submitted by Tuyen Truong, Planner II
July 24, 2026

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Page 5

Meeting Type
Meeting Date

Request Type

Case Type

Meeting Information
Planning Commission
August 18, 2026; July 21, 2026 - deferred to next meeting
Request Summary
Action (Old Bus.)
X Action (New Bus.)
Public Hearing
Executive Session
Case Summary
Annexation
Rezoning
Subdivision Plat
Appearance Review

Info/Discussion
Other

X

Text Amendment
Other

Title

AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR THE TOWN OF FORT MILL; ARTICLE
II, REQUIREMENTS BY DISTRICTS, SECTION 28, TCP TRANSPORTATION CORRIDOR
PRESERVATION OVERLAY DISTRICT; SO AS TO UPDATE THE REGULATIONS TO INCLUDE THE
PROJECTS FOR PENNIES 5
Background Information
Background

1.
2.
3.

As has been proposed and adopted in previous ordinances for prior rounds
of Pennies for Progress projects, the Town is proposing to update the
locations for the TCP Transportation Corridor Preservation Overlay District
so as to cover those areas applicable to Pennies 5 (2024) projects. York
County, who runs the Pennies for Progress program, has adopted their
own overlay to cover and protect those properties. Historically, the Town
has waited for York County to define those regulations necessary for the
Town’s projects via their own ordinance adoption with the Town following
suit.

Suggested Motion List
Recommend approval of the ordinance adopting the amendments to the TCP Transportation
Corridor Preservation Overlay District.
Recommend approval of the ordinance adopting the amendments to the TCP
Transportation Corridor Preservation Overlay District with modifications.
Recommend denial of the ordinance.

Page 6

Staff Contact
Title
Department

Staff Contact
Chris Pettit, AICP
Assistant Town Manager
Administration
Attachments

•

Draft Ordinance

Page 7

STATE OF SOUTH CAROLINA
TOWN COUNCIL FOR THE TOWN OF FORT MILL
ORDINANCE NO. 2026-___
AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR THE TOWN OF FORT MILL; ARTICLE
II, REQUIREMENTS BY DISTRICTS; SECTION 28, TCP TRANSPORTATION CORRIDOR
PRESERVATION OVERLAY DISTRICT; SO AS TO UPDATE THE REGULATIONS TO INCLUDE THE
PROJECTS FOR PENNIES 5
Pursuant to the authority granted by the Constitution and the General Assembly of the State of
South Carolina, BE IT ORDAINED BY THE TOWN COUNCIL FOR THE TOWN OF FORT MILL:
SECTION I. The Zoning Ordinance for the Town of Fort Mill; Article II, Requirements By Districts;
Section 28, TCP Transportation Corridor Preservation Overlay District; Subsection 6, List of Roads;
is hereby amended to add the following table:
Pennies 5 (2024 Pennies for Progress)
Minimum Preservation
Corridor Limits
US 21 (Five lane widening)
From Hwy 160 to Sutton Road 170 feet
Fort Mill Parkway (Five lane From railroad bridge to 170 feet
widening)
Holbrook Road
Project Description

Location

SECTION II. Severability.
If any section, subsection, or clause of this Ordinance shall be deemed to be unconstitutional, or
otherwise invalid, the validity of the remaining sections, subsections, and clauses shall not be
affected thereby.
SECTION III. Conflicting Ordinances.
All ordinances or parts of ordinances in conflict with the provisions of this ordinance are hereby
repealed.
SECTION IV. Effective Date.
This ordinance shall be effective from and after the date of adoption.
End of Ordinance – Signature Page to Follow

Page 8

SIGNED AND SEALED this _____ day of ___________________, 2026, having been duly adopted
by the Town Council for the Town of Fort Mill on the _____ day of ___________________, 2026.

First Reading:
Public Hearing:
Second Reading:

TOWN OF FORT MILL

LEGAL REVIEW

ATTEST

______________________________
Barron B. Mack, Jr, Town Attorney

______________________________
Casey O’Brien, Municipal Clerk

______________________________
Guynn H. Savage, Mayor

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