Planning Commission - 2026-03-17
Meeting Intelligence Preview
Meeting Summary
The Lancaster County Planning Commission denied a rezoning request (RZ20260152) for Project Magic at 521 Charlotte Highway from low-density residential to regional business by a 4-0 vote, citing concerns about the jump from LDR to the highest commercial zoning level and impact on surrounding residential properties. The commission approved a rezoning (RZ20252735) at 1553 Pageland Highway from general business to low-density residential 4-0, and approved The Point commercial preliminary plat (SD20241114) for a 45-acre, 12-lot commercial development on Charlotte Highway with conditions requiring highway corridor overlay compliance.
Key Decisions (3)
Rezoning at 1553 Pageland Highway
Charles Roberts' request to rezone from General Business (GB) to Low Density Residential (LDR) was approved. The property has a nonconforming residential use and the owner needs the rezoning to place a storage shed, as expansion of residential use cannot occur under commercial zoning. Adjacent properties along Kelly Drive are already zoned LDR.
Rezoning for Project Magic at 521 Charlotte Highway
Unique USA Inc (rugs.com) sought to rezone approximately 45 acres from Low Density Residential to Regional Business for a 500,000+ square foot warehouse/distribution center consolidating three existing facilities, plus two medical office buildings on highway frontage. The commission denied the request citing concerns about jumping from LDR directly to regional business, impact on surrounding residential neighborhoods including Dogwood Acres and Lodge Road, proximity to MUSC hospital creating traffic conflicts with 18-wheelers, and incompatibility with residential character.
The Point Commercial Preliminary Plat at Charlotte Highway
Approval of preliminary plat for a 45-acre, 12-lot commercial development on Charlotte Highway with southern border along Dogwood Acres Road. The site is zoned General Business and will include internal drive access, improvements to Dogwood Acres Road to county standards, and traffic improvements. A traffic impact analysis was approved in February 2025.
Zoning Changes (2)
1553 Pageland Highway
Charles Roberts
521 Charlotte Highway (Project Magic site)
Unique USA Inc / Project Magic
Development Activity (3)
Project Magic (Unique USA/Rugs.com)
Proposed 500,000+ square foot warehouse and distribution center consolidating three existing facilities (two in Lancaster, one in New York), plus two medical office buildings on highway frontage. Would receive 4-5 trailers daily inbound and 3-4 outbound. Two shifts operating 7am-6:30pm, no Saturday work.
The Point Commercial Development
45-acre site creating 12 commercial lots under General Business zoning. Includes three access points off Charlotte Highway (one signalized at Thousand Oaks intersection), improvements to Dogwood Acres Road, sewer infrastructure improvements including lift station at Bridge Mill, and 10% open space requirement.
MUSC Indian Land Facility
Regional hospital under construction across from Project Magic site
Market Signals (4)
Commercial Demand
Existing Lancaster County business (Unique USA/rugs.com) seeking to consolidate three facilities into one large warehouse indicates demand for modern logistics space, with company considering leaving county if suitable site not found.
Housing Demand
Residential moratorium currently in place affecting multifamily and residential care facility development, limiting residential uses even in commercial zoning districts.
Infrastructure
Sewer infrastructure improvements including lift station upgrades at Bridge Mill and main sewer line improvements on Possum Hollow are being required as part of commercial development approvals.
Sentiment
Planning commission expressed strong concern about protecting existing residential neighborhoods from commercial encroachment, denying a major rezoning despite economic development office support and applicant's existing county presence.