A housing development’s zoning designation and an industrial building’s annexation into the City of Clinton came a step closer to reality at Monday’s called council meeting.
Property developers Prosperity 8, LLC and Barbara L.S. Airport are proposing a Planned Development District, within walking distance of Uptown Clinton, at 801 and 809 East Main St. The property was zoning high-density residential, which includes apartments, but the change requested move the project into a more restrictive and highly planned zoning designation.
City Council saw a video of what it might look like.
Also approved was annexation for 1702 Springdale Drive (former Renfro plant) on a request from Carolina Fields LLC. This issue is envisioned for a July 9 legally-required public hearing on an annexation/zoning ordinance. It will close a “doughnut hole” in the city — an area inside the city limits, benefitting from city services, but not paying city taxes.
Responding to a question by Council Member Anita Williams, City Manager Tom Brooks said the 600,000 sq ft building-property, if further developed, could help alleviate for city residents some of the sting of higher taxes and utility rates in this coming year’s budget.
And, in another development issue, the Council allowed city staff to move forward with a measure that tells developers they must pay all the cost of installing underground electric infrastructure and connecting that to the city grid.
Brooks said there is no way the city can afford to partner with developers any more - especially at the 75% city, 25% developer level that was in place - on installing electricity. He said there are “five to six” new developments in the active stage right now in Clinton, and a 100% of the cost to developers rule is a must if the city is going to continue serving this kind of residential growth.
Brooks said it’s a problem for the Laurens CPW, also.
“We can’t handle that (75-25) now. Others in PMPA are in the same boat. We need an updated policy - Laurens CPW is having a study done,” Brooks said. “One development has cost us $250,000 - we set aside that money but we can’t afford to continue” doing that.
The City has partnered with DR Horton builders on city-connection infrastructure at a former light industrial site on Vance Drive, at the Springdale Drive by-pass, near Eastside Elementary School; however, no houses are under construction there now, although roads are cut.
DR Horton has been very active in rapid home-building in the Greenville County and Berkeley County areas, to accommodate new-jobs-fueled growth in the Upstate and Lowcountry of South Carolina (BMW, Volvo etc).
“Right now (with the policy change) 100% of electrical infrastructure will be borne by developer,” Brooks said. "If we see we can invest some with a reasonable rate of return, we might do that. Newberry has a policy after a certain time they can credit back the cost of infrastructure.”
Above-ground electricity will be installed only in extreme circumstances in new subdivision under this council approved policy. Developers also have to pay all electrical engineering costs, based on the site plan they submit, and they must sign the agreement and pay the non-refundable 100% before any materials are ordered.
These requirement are on top of the Impact Fees that city changes, with the money going to police, fire and recreation.
The developer must pay the city’s electrical engineer of record to prepare a detailed estimate of costs for installing electrical infrastructure based on the developer’s plans, the policy says.
Still, residential development in the City of Clinton could be lucrative - the proposed housing area on East Main Street is envisioning 210 homes in the “state” price range of $225,000 to $250,000, on 40 x 100 ft lots. There will be an HOA in this hybrid residential, commercial and green spaces development. It is envisioned for 46.16 acres.
Mayor Randy Randall commended “the use of the property - it is walkable to downtown and that is vital for a vibrate community. (PDD) is a perfect plan for us to approve. It gives you flexibility; it gives you room for some imagination.”
The Planning Commission approved this as a PDD on May 14, and Council requires a 2nd reading to make this zoning-designation ordinance official.
In the Springdale Drive-Industrial matter, the owner and the city signed a water and/or sewer service agreement on June 21, 2023, and it was recorded on June 3, 2024, pending an agreement to annex. The ordinance issues an interim zoning of Industrial District (I-1). According to City Code Sec. 4.10, “The I-1 district is intended to generate development through the use of industrial parks and clustering.”
I-1 may not have mobile homes/manufactured homes.
Formerly in this building, socks-manufacturer Renfro Brands laid off about 100 employees with an announcement in Jan., 2023, and final closing that March.
The development prospects made council members optimistic. “We are holding our breath; it can be an explosion if were not careful,” Gary Kuykendall said. “We need to watch this very closely as opportunities come. We still have a city to run, but we have a lot of population coming our way.”
And, Randall added, “We’ve had challenges, but we’re in a good place right now. Our city is well prepared to step into the next year. I’m happy to be here and I think we all are.”
