Comprehensive Plan 2022 I

Town of Clover COMPREHENSIVE PLAN 2022 I. INTRODUCTION

This Comprehensive Plan for the Town of Clover was developed to help guide the development of the town over the next twenty years. Because of the growth patterns in the area, Clover was expected to experience the most dramatic period of growth and development in its history. However, due to the economy, growth in the area has in fact significantly slowed down. Although York County is the second fastest growing county in the state, the negative effects of the economy have significantly impacted residential and commercial growth. Despite the decline, growth is expected to return in the coming years bringing with it new neighborhoods, new employers and industries, and new business opportunities. To accommodate the growth, the town must continue to plan for the future.

This planning effort must include the provision of adequate public utilities and transportation facilities, a variety of residential and commercial land uses, and a new emphasis on quality of life and promoting the health of the community. The Comprehensive Plan contains numerous recommendations for these areas and others. As development occurs, the town must remember that growth, while good for the economy, can begin to detract from those very characteristics of life in Clover which are so highly valued. The rapid growth of a small town can lessen the sense of place and community cohesiveness that makes it attractive. The Town’s regulatory ordinances must serve not only to provide protection for specific land uses, but also to enhance the visual quality of growth and encourage development practices which create stronger, healthier neighborhoods and more opportunities for safe and healthy interaction.

This Comprehensive Plan represents a ten (10) year update of the plan adopted in 1997, which was updated in 2005. Completion of the plan was intentionally delayed so that 2010 Census data could be included. The Comprehensive Plan has been developed under the guidelines of the South Carolina Comprehensive Planning Enabling Act of 1994.

The Town of Clover is located in north-central York County, South Carolina. Figure 1 provides a general location map. The town had its origins along the railroad and became a textile community in the late 1800s and early 1900s. Clover has remained a relatively small town, but in recent years population growth has accelerated. The 2010 Census reported 5,094 residents. The reliance of the local economy on the textile industry has been greatly reduced in recent years. The proximity of Clover to the rapidly growing Charlotte, Gastonia, and Rock Hill urban areas provides a job market and creates external pressures for growth and challenges for providing adequate employment opportunities within the community.

This document provides a review of existing conditions in nine areas: Population, Economic Development, Housing, Natural Resources, Cultural Resources, Community Facilities, Transportation, Priority Investment and Land Use. Goals and objectives for each of these nine areas, along with recommended implementation strategies, are found at the end of each section. The Land Use Plan includes a map

Introduction 1 showing the recommended growth patterns for the future. The Land Use Plan Map will be critical in making future land use development decisions.

Public Participation

Planning Commission Tim Boggs, Chairman Laura Brewer Gary Black Steve Nivens Mike Carroll Dianne Watson Alvin Cantrell

Catawba Regional Council of Governments Robert Moody

Town Staff Allison Harvey, Town Administrator Randy Grice, Police Chief Mark Geouge, Public Works Director Greg Holmes, Recreation Director Charlie Love, Fire Chief Joe Funderburk, Building Official RachelAnn Fleming, Clerk of Court Cris Marine, Codes Clerk

Citizen Input The Planning Commission held a stakeholders meeting on November 2, 2009. The Greater Clover Chamber of Commerce, Clover Economic Development Board, Clover Jaycees, Clover Rotary Club, Roosevelt Community Watch, Clover Men’s Club, Optimist Club, Ulster American Society, Board of Zoning Appeals, Clover YMCA, Clover School District, York County Economic Development Board, Clover Area Assistance Center, God’s Kitchen, Representative Herb Kirsh, County Council representative Tom Smith, and a select group of influential residents were invited to participate and provide comments.

In October 2009, a long and short survey was developed and made available to the public at Town Hall and on the Town’s website. The short survey was mailed to all Town of Clover water customers. There were a total of 219 responses; 37 to the long survey and 182 to the short survey.

The survey results and the comments from the stakeholders meeting were considered in the development of the Comprehensive Plan.

Introduction 2 CEDA COLONIAL R D O AK U

T Y

DULIN FLAT STONE HIGHWAY 321

DRYBROOK D DECLARATION LOVE A A I O M C R A J A N N ALPINE EGastonia, NC Town of Clover L BARRETT G TE A General Location Map T ES G UR Figure 1B WILLIAM SB OW DEEP HOLLOW BR LING GREEN IGA D I RHYNE AN E S C GENERALS DY RO K HIDDEN BROOK R

L Highway PINEKNOT L Interstate O SHERWO Y OD D Charlotte, NC W Secondary Road H US Highway IT E L Railroad State Boundary O BLO LLY Water Bodies County Boundary BIRCH

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R RIDGE KENDRICK TE ?é Data Sourced from Catawba Regional Council of Governments, A W L Town of Clover, & York County Planning Department I K

Catawba Regional COG disclaims any liability or responsibility for BALLYCASTLE 215 Hampton Street • Rock Hill, SC 29731 damages that may arise from the use of this map. While efforts ?ì ?ì phone 803.327.9041 • fax 803.327.1912 have been made to insure accuracy, utility of this map and data KARLA b$"! www.catawbacog.org therein should be limited to representational purposes only. «I

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CACTUS GARRETT LANDEN RAMBLE CLINTON DAIRY ?ì D KELLY II. POPULATION ELEMENT

POPULATION TRENDS

The population of Clover has shown significant growth in recent years. After declining slightly between 1980 and 1990, the population grew by 17.3 percent between 1990 and 2000 to a total of 4,014. The 2010 Census shows the population as 5,094, a growth of 26.9 percent since 2000. York County as a whole grew by 37.3 percent during the decade of the 2000s, and all of the municipalities in the county had positive growth rates. The accelerated rate of growth for Clover reflects the town’s desirable location and close proximity to the urban communities of Gastonia, Rock Hill, and Charlotte. Table 1 provides a summary of the population trends of recent years in Clover and the surrounding areas.

The areas immediately surrounding Clover are closely related to the future growth of the Town. Figure 2 shows the location of the Town of Clover and the remainder of York County. Census Tract 618 completely surrounds the Town and includes the areas most likely to become part of the town in future annexation efforts. Census Tract 617.03 includes a much larger area between Clover and the Lake Wylie area. Tract 617.01 includes rural areas to the west and the Kings Mountain National Military Park and State Park. Tract 615.01 is a large tract which includes the area between Clover and York. Table 1 gives the population trends for the town and these surrounding tracts, as well as for York County as a whole. With the exception of Tract 618, the Census Tracts surrounding the Clover area are growing at a very strong rate, reflecting the rapid development of subdivisions and other housing in the northern sections of York County. The 2010 Census is expected to show Tract 618 with a much higher growth rate.

Table 1

Population Trends

% Change 1990 2000 2010 2000 to 2010

Town of Clover 3,422 4,015 5,094 26.9

Census Tract 618 5,579 6,034 Not Census Tract 617.03 5,577 7,903 Available Census Tract 617.01 2,941 3,827

York County 131,492 164,614 226,073 37.3

Source: U.S. Bureau of the Census, 1990, 2000 and 2010.

Population Element 4 GALWAY S AY K BELLEGR A

O N FOUR S I U L REVERE G A U R H D O Y E L A V L R R O O W DAKOTA G L O E B L IN L S C E

EDA O R B N COLONIAL

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Revised February 2010 BIRCH ADMIRALS Data Sourced from Catawba Regional Council of Governments, E AT Town of Clover, & York County Planning Department ENDSG Catawba Regional COG disclaims any liability or responsibility for ER T A 215 Hampton Street • Rock Hill, SC 29731 damages that may arise from the use of this map. While efforts W IL K phone 803.327.9041 • fax 803.327.1912 have been made to insure accuracy, utility of this map and data BALLYCASTLE www.catawbacog.org

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1" = .5 Miles CLINTON DAIRY M D KELLY L

A A KEHL E B BRIAN C There are several characteristics of the population which are of importance for planning purposes. The median age in Clover, as reported in the 2010 Census, is 33.8 years. This compares to a median age of 34.2 in 2000 and 35.0 in 1990. The median age in Clover in 2010 is slightly lower than the median age at the national, state, and county levels. The number of persons within the Town of Clover within each age grouping is shown in Table 2, which includes data from the 2000 and 2010 Census. When compared with 2000 Census data, the percentage of the population in the younger age groupings has increased, reflecting the reduction in the median age. The so-called "baby boom" generation, ages 45-64, also showed growth.

Table 2 Age Characteristics 2000 and 2010

2000 2010 Number Percent Number Percent Age Group 0-5 296 7.4 410 8 5-9 347 8.6 402 7.9 10-14 320 8 440 8.6 15-19 301 7.5 380 7.5 20-24 204 5.1 287 5.6 25-34 601 15 717 14.1 35-44 592 14.7 763 15 45-54 517 12.9 664 13 55-59 180 4.5 287 5.6 60-64 141 3.5 229 4.5 65-74 299 7.4 270 2.1 75 and over 226 5.3 245 4.8 Median age 34.2 33.8

Source: U.S. Bureau of the Census, 2000 and 2010.

Population Element 6 The racial breakdown of the town’s population is also an important characteristic. Table 3 provides an analysis of the town’s racial makeup. The town’s population in 2010 breaks down into four racial groups: white (76.5 percent), black (19.2 percent), American Indian (0.5 percent), and Asian (0.6 percent). A total of 68 persons, or 1.3 percent of the population, reported that they were of another race than those listed on the census form. Respondents could list their heritage as two or more races and in 2010, 95 people, or 1.9 percent, chose that race description. The percentage of the population which is black is now slightly higher than the 19 percent recorded for the county as a whole. The 2010 Census also reported that 223 persons in Clover were of Hispanic origin which includes Mexican, Puerto Rican, Cuban and Other nationalities.

Table 3 Race Characteristics 2000 and 2010

2000 2010 Number Percent Number Percent

White 3,049 76 3897 76.5

Black 844 21 980 19.2

American Indian 11 0.3 23 0.5

Asian and Other Race 73 1.8 99 1.9

Two or More Races 37 0.9 95 1.9

Totals 4,014 5,094

Hispanic or Latino 78 2

Source: U.S. Bureau of the Census, 2000 and 2010.

Population Element 7 POPULATION PROJECTIONS

There are no reliable population projections available from federal or state sources on the city and town level. Catawba Regional Council of Governments has a building permit tracking system which provides the number of residential permits issued within the Town of Clover from the 2000 Census through the third quarter of 2009. Due to current national economic crises, most notably the sub-prime mortgage debacle and subsequent collapse of the construction industry, residential building permits have dropped markedly in the last few years as noted in Figure 3. The resulting population projections reflect this decline through the use of a hybrid model was developed based on the actual residential permits issued and estimated rates of growth determined by the State Office of Research & statistics. These types of projections necessarily involve a great deal of conjecture, because the future extent of the town limits cannot be predicted and future growth trends could change dramatically from recent trends. However, in order to plan for the future, some projections of population need to be made.

Table 4 provides a summary of population projections. The data show an increase in the Town’s population to an estimated 7,807 in the year 2030. These projections assume that the vacant lands within the town limits are developed and that housing densities will increase somewhat within the town. The projections also assume that the town will gradually extend the town limits to include new land which can be developed for single family and multi-family housing.

Table 4 Population Projections

Town of Clover York County

2000 4,014 Growth Rate 164,614 Growth Rate

2010 5,094 26.9% 226,073 37.3%

2020 6,855 15.5% 252,860 15.5%

2030 7,807 13.9% 287,970 13.9%

Sources: U.S. Bureau of the Census, 2000 and 2010 York County Projections - Offie of Research and Statistics, S.C. Budget & Control Town of Clover Projections - Catawba Regional Council of Governments

Population Element 8 Figure 3 Building Permits 2000-2009

450

400

350

300

250 Clover

200 Bethel La ke Wylie 150

100

0 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009*

HOUSEHOLDS The 2010 Census reported that there were 1,918 households within the Town of Clover. Of the total, 1,313 or 68.5 percent were family households, and 605 or 31.5 percent were non-family households. A non-family household may consist of an individual living alone or two or more unrelated individuals who live in the same housing unit. The percentages of households listed as family and non-family are unchanged from the 1990 Census. Just under half of all households in Clover included a married couple (43.3 percent). There were 373 households which had a single female parent with children, or 19.4 percent of the total households.

There were 2.65 persons per household in Clover according to the 2010 Census. This compares to 2.64 persons per household in 2000 which proves the trending toward larger households.

Population Element 9 EDUCATIONAL LEVELS Educational levels in Clover trail the averages for other parts of York County. The 2000 Census provides data on educational attainment for persons 25 years and older. [2010 Census data was not available.] In Clover, there were 2,632 persons in the age group of 25 years or older in 2000. Of this total, 63 percent were high school graduates or had higher levels of education. Only 10.7 percent of the persons 25 and over in Clover had college degrees or a higher degree. As shown in Table 5, the educational levels in Clover are lower than the county as a whole and lower than all other municipalities in York County.

Table 5 Educational Attainment 2000

Percent High School Graduate Percent College or Higher Graduate

Town of Clover 63.0 10.7 York County 77.2 20.9 South Carolina 76.3 20.4 Town of Fort Mill 79.6 28.3 City of Rock Hill 75.2 24.3 City of Tega Cay 98.0 51.6 City of York 64.8 14.4

Source: U.S. Bureau of the Census, 2000

Population Element 10 INCOME CHARACTERISTICS The 2000 Census provides the most complete recent income measurements. Table 6 provides a summary of three income measurements. The 2000 Census data provide income figures for the year of 1999. The per capita income in Clover was measured at $16,774, which is below county and state figures. The median household income of $37,335 and the median family income of $43,276 are also lower than the county averages. Clover has gained in income levels in relation to the state in recent years. The median household income for Clover is now slightly higher than the state median, and the median family income trails the state median only slightly. The Census also reported that 15.8 percent of the residents of Clover were below the poverty level in 2000. This is an increase over the 1990 rate of 14.9 percent. The poverty rate is much higher than the rate for York County, which was 10.0 percent in 2000, and is higher than the rate for South Carolina, which was 14.1 percent.

Table 6 Income Levels 2000 Median Per Capita Household Median Family

Town of Clover $ 16,774 $ 37,335 $ 43,276 York County $ 20,536 $ 44,539 $ 51,815 South Carolina $ 18,795 $ 37,082 $ 44,227 Town of Fort Mill $ 20,519 $ 44,627 $ 56,538 City of Rock Hill $ 18,929 $ 37,336 $ 45,697 City of Tega Cay $ 37,274 $ 80,227 $ 82,926 City of York $ 14,219 $ 30,564 $ 34,253

Source: U.S. Bureau of the Census, 2000

Population Element 11 Population Element Statement of Needs and Goals

Clover must take steps to ensure that new population growth is sustainable, diverse and capable of preserving and enhancing our current high quality of life and economic vitality.

Objectives Implementation Strategies Participants Time Frame Goal 1: Ensure that Clover remains a highly desirable place to live. Objective 1.1: Maintain and improve Strategy A. Enforce Town codes to ensure properties Administration, On-going the quality, condition, and appearance are well maintained. Development Services of residential neighborhoods and Strategy B. Pursue funding for revitalization of Short-term commercial development in the Town. Town Council, neighborhoods and commercial areas. Administration Strategy C. Continue offering incentives to encourage Town Council, On-going commercial property owners to invest in façade and Administration, landscaping improvements. Economic Development Board Strategy D. Adopt overlay zoning districts in Town Council, Planning Short-term commercial corridors to ensure new development and Commission, redevelopment is attractively designed and built with Development Services quality materials.

Objective 1.2: Expand community Strategy A. Identify revenue sources for quality of life Administration, On-going amenities and programs that will improvements such as parks, trails and other facilities. Recreation improve the quality of life for town Strategy B. Offer a variety of recreation, social and Administration, On-going

residents. cultural programs and activities that are appealing to Recreation all segments of the town's population.

Goal 2: Guide and manage Clover's continued population growth to preserve and enhance quality of life and economic vitality. Objective 2.1: Encourage annexations Strategy A. Continue to meet with individual property Town Council, On-going of residential and commercial owners to discuss the costs and benefits of Administration properties, improved or vacant, that are annexation.

Population Element 12 adjacent to the existing town limits. Strategy B. Develop public education materials Administration Short-term regarding the benefits of annexation to be distributed at Town Hall and via the internet. Strategy C. Continue to require annexation covenants Town Council On-going to make annexation mandatory for properties using Town water and sewer service once the properties become contiguous. Objective 2.2: Encourage residential Strategy A. Continue to improve water and sewer Town Council, On-going infill development within the existing infrastructure and to encourage improvement of streets Administration, Public town boundaries, including high quality and sidewalks so as to make infill an attractive Works single and multi-family developments alternative. and mixed use neighborhoods. Strategy B. Ensure town’s capability for providing Town Council, On-going services such as garbage and recycling collection and Administration, Public recreation opportunities. Works Objective 2.3: Support legislation to Strategy A. Coordinate legislative efforts with the local Town Council, On-going allow towns to annex adjacent legislative delegation and Municipal Association of Administration urbanized areas more easily. South Carolina.

Population Element 13

III. ECONOMIC DEVELOPMENT ELEMENT

ECONOMIC BASE The economy of the Clover area has traditionally been dependent on the textile and apparel industry. The early growth of Clover came about as a result of the construction of textile mills. In the past decade, the employment picture has been transformed by the decline of the traditional manufacturing base and the ability of Clover residents to commute to jobs in other communities. The proximity of Clover to larger communities with greater employment opportunities has led many residents to commute to jobs in the Gastonia, Charlotte, and Rock Hill areas.

However, in recent years, existing industrial companies in Clover have been able to expand, despite the economic downturn. Munzing Corporation and Honeywell are recent examples. Even new residential developments, though moving at a much slower pace from a few years ago, continue to show signs of improvement. Although small businesses have closed, they have been replaced by new businesses in recent years.

EMPLOYMENT BY PLACE OF WORK Many residents of Clover commute to work in other communities. The 2000 Census, which is the latest available information, reported that there were 1,867 Clover residents aged 16 and over who work. This is an increase of about 13 percent from the 1990 total. Of those employed, only 400 works within the Town of Clover. Over 78 percent of the residents who work travel outside the town to their employment. This is an increase from 63 percent in 1990. The Census reports that 759 people, or 41.4 percent of Clover residents who work, commuted to jobs in North Carolina. An additional 646 people work in York County but outside the Clover town limits. The Census also reported that the average time spent commuting to work was 28 minutes, a significant increase from the 19.7 minutes reported in 1990. This indicates that many residents are traveling significant distances to work.

These statistics have both positive and negative implications. Clover is fortunate to have large job markets nearby so that its citizens have access to a wide range of employment opportunities and higher wages than might be available within the community. However, the need to commute greater distances to find employment places additional costs on the commuter. These costs relate to direct commuting costs, especially in a period when fuel costs are increasing. There are also public costs, in the form of increased air pollution from driving, wear and tear of roads and reduced community involvement from those who are working outside the community.

The 1990 Census also provides information on the employment patterns and the industries in which people are employed. This data is collected based on responses from residents of the town. Therefore, the information reflects employment of residents of Clover wherever they work rather than the jobs that exist within the town limits. Of the 1,867 employed persons aged 16 and over who lived in the Town of Clover in 2000, a total of 504, or 27.0 percent, were employed in manufacturing jobs.

Economic Development Element 14 Manufacturing jobs represented 44.2 percent of the total in 1990, when 736 Clover residents were in that sector. In 2000, the services sector represented the largest industry, with 699 jobs, or 23.6 percent of the total. Table 7 provides a complete summary of the employment by industry reported by the Census. Other important industries include, wholesale and retail trade (16.2 percent), and construction (8.6 percent).

Table 7 Employment By Industry 1990 and 2000

Persons Employed Persons Employed Percent Change Industry 1990 2000

Agriculture, Forestry, Fisheries 21 8 -61.9 Construction 131 160 32.2 Manufacturing 736 504 -31.5 Transportation 60 68 -20 Communication/Utilities 41 N/A Wholesale/Retail Trade 291 302 3.8 Banking, Insurance, Real Estate 34 62 82.3 Services 332 699 107.2 Public Administration 29 64 120.7 Total 1,665 1,867

Note: Employment by residence, not by place of work. Source: U.S. Bureau of the Census, 1990-2000.

The large service sector is divided into several segments for the first time in the 2000 Census. Educational, health, and social services accounted for 301 jobs. The fields of arts, entertainment, recreation, accommodation, and food services totaled 143 jobs. Professional, scientific, management, and administrative services employed 139 people.

LABOR FORCE CHARACTERISTICS The 2000 Census reported on the composition of the labor force in Clover. These statistics, based on persons 16 years old and over, show that 1,968 persons were in the labor force in 2000. This represents 64.5 percent of all persons aged 16 and over. This labor force participation rate is about average for communities in South Carolina. The labor force participation rate for females is somewhat lower, at 56.8 percent, but the rate has increased for females since the 1990 Census. The labor force is composed of 1,029 males (52.2 percent) and 939 females (47.8 percent). As reported in the 2000 Census, only 3.3 percent of those in the labor force were

Economic Development Element 15 unemployed. The information for unemployment rates from the South Carolina Employment Security Commission is based on county-wide totals, so there is no way to track the unemployment levels within the town since 2000. The York County unemployment rate as of July 2011 was 13.3 percent, a reduction from the highest rate in 16.3 percent in September 2010 and a reflection of the difficult economic times throughout the country which began in early 2008.

EMPLOYMENT BY INDUSTRY The South Carolina Department of Commerce tracks industries in the Clover area. While many are outside the town limits, they are close enough to have an influence on the economy and employment picture of the town. Figure 4 shows the location of each industry. The data provided in Table 8 shows the manufacturing jobs which are available in the immediate Clover area. It must be noted that these data are for jobs located in Clover, and are different from the Census data, which show the jobs held by people who live in Clover.

Of the 13 industrial companies listed, employment ranged from 20 to 176 employees in individual facilities. Total employment in listed companies was 949. Of this total, four of the companies and 470 jobs, approximately half of the total number of jobs, were in textile related companies. The most common type of textile and apparel employment was in knit fabrics and cloth, yarns, and carpet yarns. Other sectors represented include: auto parts (206 jobs), tools and metal working (122 jobs), and rubber and plastic products (160 jobs).

Economic Development Element 16 Table 8 Largest Industrial Employers Clover Area 2009

Company Employees Product

Performance Friction Corp* 176 Carbon metallic disc brake pads Tuscarora Yarns* 145 Yarn spinning Pharr Yarns Inc. 150 Carpet yarn Huffman Corp.* 100 Multi-axis grinders Professional Knitting* 100 Contract knitting Clover Knits, Inc. 75 Single knit fabrics Jameson 71 Telecommunications equipment Honeywell* 160 Rubber gloves PART Inc 30 Plastics molding for auto industry Ind-Tech* 22 Machine shop Munzing* 20 Defoamer chemicals

* Located inside Town of Clover Source: U.S. Department of Commerce and Town of Clover survey

Economic Development Element 17 SUGAR HOLLOW

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CLINTON DAIRY D KELLY C ECONOMIC DEVELOPMENT Economic development activities in the Clover area are coordinated by the York County Economic Development Board, the Clover Economic Development Board, Clover Chamber of Commerce, the Town of Clover and other local groups. The development effort is also assisted by the South Carolina Department of Commerce. The economic development agencies in a 16-county area surrounding the City of Charlotte have joined in a consortium known as the Charlotte Regional Partnership. This agency has a staff which promotes the entire Charlotte area through national advertising and promotion and refers inquiries to the various local development agencies.

Clover has convenient access to both I-85 and I-77 which are major interstate routes. The area along I-85 has developed as one of the most intense industrial corridors in the southeast. Clover is positioned within the I-85 corridor near the midway point between the two termini, the Raleigh-Durham area to the north and the Atlanta area to the south. The proximity to Gastonia and its concentration of industry is also favorable for economic development. Access to I-85 is provided via Highway 321, Highway 55 to Highway 161 and Highway 55 to the newly expanded SC 5. SC 5 also provides access to I-77 through Rock Hill. The East-West Gastonia Connector, or Garden Parkway, is a proposed toll road in North Carolina that will connect I-85 just east of Kings Mountain to I-485 near the Charlotte Douglas International Airport. The “Preferred Route” show a toll entrance on Highway 321 about 10 minutes from the center of Clover. This project, which is still in the planning stages, will provide additional, easy access to major transportation facilities.

Other positive factors for economic development in Clover include the excellent public school system, York County School District #2; the proximity of Clover to the Charlotte Douglas International Airport, one of the nation’s largest passenger airports; and the excellent training programs available at York Technical College in Rock Hill. In addition, Clover is less than 25 minutes from the Arrowood/Westinghouse area of Charlotte, the largest industrial employment concentration in North Carolina and the largest employment concentration in Mecklenburg County.

In August 2007, the Clover Town Council adopted a property tax exemption ordinance that exempts from ad valorem taxes all new manufacturing establishments located within the town for five years. The ordinance also exempts property taxes on all additions to existing manufacturing establishments for five years, provided the additions exceed $50,000 in value.

The lack of water and sewer treatment capacity had been a problem in attracting industry to the Clover area in the past. In recent years, Clover has undertaken a program of water and sewer improvements which will ensure capacity for many years. Treated drinking water is purchased from the City of Gastonia. Water distribution mains have been constructed to serve the rapidly growing areas to the east of Clover and many improvements to existing water lines have been undertaken. In addition to water supply improvements, the Town of Clover also utilizes Gastonia’s wastewater treatment capacity. The agreements with Gastonia provide for a substantial increase in

Economic Development Element 19 water and sewer capacity for the Town of Clover. York County’s water system also provides a supply alternative. The town will be well positioned to accommodate residential and industrial growth for the future.

It is important for the Town to provide adequate areas within the town limits for industrial and commercial development. Studies have shown that the tax base of a local government needs diversification between residential, commercial, and industrial land uses. A heavy dependence on residential uses can result in a greater demand for services with insufficient tax revenue to provide those services. In 2011, Town Council approved a special rate for significant water users such that such users would receive the lowest rate regardless of their location (in-town or out-of-town).

The land use plan and the zoning ordinance are tools which can be used to ensure that there is adequate land available and designated for industrial uses and new commercial development. There are several parcels of property that are currently zoned for industrial use but most have already been developed. There are several properties, such as the Southern Industries plant, that are zoned industrial but may be better suited for a commercial or mixed-use zoning. York County Natural Gas Authority owns approximately 140 undeveloped acres in an industrial park called Westgate located on Old North Main Street. This property is contiguous to the town limits but is not located within the town. It is served with Town water and, by the end of 2011, will also have sewer service.

Economic Development Element 20

Economic Development Element Statement of Needs and Goals

The Town of Clover will work to ensure a balanced mix of commercial and industrial development that serves the day-to-day needs of its residents as well as the needs of its workforce, complements its neighborhoods, and promotes its image as a desirable place to live, work and visit.

Objectives Implementation Strategies Participants Time Frame Goal 1: Establish an economic development program for the Town. Objective 1.1: Provide man-power Strategy A. Create an Economic Development Town Council, Short-term and resources to accomplish the Coordinator position to oversee the economic Administration, Town's economic development development activities of the town. Economic Development objectives. Board Strategy B. Continue to support the efforts of the Town Council, On-going Clover Economic Development Board. Administration, Economic Development Board Strategy C. Continue to budget for economic Town Council, On-going development activities. Administration, Economic Development Board Strategy D. Explore the creation of a Development Town Council, Mid-term Corporation for the Town. Administration, Economic Development Board Objective 1.2: Promote the Town to Strategy A. Establish economic development priorities. Town Council, On-going prospective businesses and Administration, industries. Economic Development Board Strategy B. Conduct a study to assess the Town's Administration, Short-term strengths, weaknesses, opportunities and threats Economic Development (SWOT). Board

Economic Development Element 21 Strategy C. Develop plans to recognize unique and/or Town Council, Short-term highly marketable assets critical to promotion of the Administration, Town's economic development priorities. Economic Development Board Strategy D. Develop plans to actively promote the Administration, Short-term types of businesses that are desirable to the residents Economic Development and businesses of the Town. Board

Goal 2: Ensure that the Town is an attractive environment for economic development. Objective 2.1: Sustain and enhance Strategy A. Create an overlay district for major Town Council, Planning Short-term existing community character. commercial corridors to include standards for new and Commission expanding businesses and streetscape standards. Strategy B. Continuously strive to improve the Administration, On-going customer experience with regard to the permitting and Development Services regulatory environment. Strategy C. Continue the Town's efforts towards Administration, Public On-going beautification, landscaping, and related streetscape Works improvements. Strategy D. Maintain zoning standards that protect Town Council, Planning On-going and promote the town's quality of life. Commission Strategy E. Enforce existing property maintenance Development Services On-going ordinances. Strategy F. Review alternatives for strengthening the Town Council, Short-term Town's property maintenance codes. Administration, Development Services Strategy G. Design and implement a corridor study to Administration, Mid-term prioritize main corridors and improvement goals with Economic Development an emphasis on streetscaping, signage and Board, Public Works landscaping. Strategy H. Support and promote historic preservation Administration, Short-term of existing buildings. Development Services Objective 2.2: Enhance and Strategy A. Implement a business program to support Town Council, Short-term encourage the retention of existing small businesses. Administration, businesses and the establishment of Economic Development new businesses. Board

Economic Development Element 22 Strategy B. Study parking needs for the downtown Administration, Short-term commercial district. Development Services Objective 2.3: Ensure there are Strategy A. Continue to improve and expand water Public Works On-going sufficient resources to meet and sewer infrastructure. economic development needs. Strategy B. Continue to ensure an adequate and Town Council, On-going reliable water source. Administration, Public Works Strategy C. Work with SCDOT and other utility On-going providers to ensure infrastructure meets community's Administration, Public needs. Works Strategy D. Use Land Use and Zoning Ordinance to On-going ensure a variety of residential, commercial and Town Council, Planning industrial zoned sites. Commission

Goal 3: Diversify and prepare the Town's employment base. Objective 3.1: Enhance job training Strategy A. Support job training/retraining programs Administration, Long-term opportunities. that encourage training for life skills and job readiness Economic Development for specific target businesses in the town at the high Board school, post high school and post college levels. Objective 3.2: Strengthen and Strategy A. Communicate with established businesses Administration, Short-term enhance partnerships with existing to identify incentives and support services that would Economic Development economic development and other encourage them to continue operations, expand and/or Board organizations. locate/relocate in the Town. Strategy B. Explore and develop economic Town Council, On-going development opportunities with York County Economic Administration, Development Board, Greater Clover of Commerce, Economic Development York Economic Development Board and others. Board

Goal 4: Encourage a diversity of business activities and promote economic opportunity. Objective 4.1: Develop policies that Strategy A. Create plan to develop more tourism Administration, Short-term promote a diverse business opportunities. Economic Development environment. Board, Recreation

Economic Development Element 23 Strategy B. Develop programs and policies to Town Council, Planning Mid-term encourage/enable appropriate home businesses. Commission, Development Services Strategy C. Review and revise zoning and land Town Council, Planning Short-term development requirements to encourage mixed use Commission developments in appropriate locations. Strategy D. Review and revise zoning and land Town Council, Planning Short-term development requirements to create more pedestrian, Commission, bike and transit friendly streets. Recreation Strategy E. Encourage local small, minority and Town Council, Short-term women-owned businesses. Administration, Economic Development Board

Economic Development Element 24 IV. NATURAL RESOURCES ELEMENT

INTRODUCTION A number of factors influence the use of land in any community. Some of the most important of these factors relate to the natural and physical characteristics of the land and the environment. Basic characteristics such as slope, soil types, flood plains, wetlands, and unique natural areas can have a significant impact on the type of development which is possible in an area. The Natural Resources Element of the plan looks at the natural and physical characteristics of the Clover area and how they are likely to impact future development. In planning for the future growth of the area, it is important to document significant constraints related to natural resources so that potential conflicts can be avoided. In Clover, there are relatively few constraints related to natural resources which will have a negative impact on development. It is still important, however, to develop a basic inventory of the natural resources which exist.

CLIMATE The Town of Clover is located in northwestern York County. The temperate climate is characterized by warm, humid summers and moderate winters. According to the South Carolina State Climatology Office, the annual average temperature in York County is 61.6 degrees. Temperatures typically range from January’s 41.1 degrees to 79.1 degrees in July. Precipitation occurs at an annual rate of about 47 inches. Monthly precipitation averages range from 3.1 inches in November to 4.77 inches in March. Light snowfall or ice occurs in many years, but it is unusual for snow cover to last more than a day or two.

GEOLOGY The basic geology of an area is important in determining the types of soils present, the ground water potential and characteristics, and the location of mineral resources. Geologic formations also can have impacts on building foundation needs and the stability of an area for septic tanks.

The Clover area is within the Piedmont Geologic Province of South Carolina. Underlying rocks in the Piedmont of the Southeast occur in belts that conform to the regional northeasterly trend of the major structural features. Thus, the Clover area has much more in common geologically with the Piedmont sections of other southeastern states than with the coastal plain of South Carolina. Most of central York County, including the immediate Clover area, is in the Charlotte Belt, an area of metamorphic rocks with a complicated sequence of igneous rocks. The metamorphic rock types include schist, gneiss, amphibolite, and meta-gabbro. The igneous rocks include granite and gabbro. Beginning just to the west of Clover, the Kings Mountain Belt covers the northwestern corner of the county. Major rock types in this belt include phyllite, schist, gneiss, quartzite, conglomerate, and marble. Although there are no active mineral extraction efforts in Clover at the present time, York County has had a

Natural Resources Element 25 long history of mining and mineral extraction. Minerals which have been important include gold, iron, copper, kyanite, and quarry stone.

SOIL TYPES Soil conditions in an area can have a major influence on the development patterns which exist. Some soils pose limitations for development, with problems such as a high water table, poor drainage, or poor conditions for building foundations. It is important to have information on these soil problems so that development decisions can take the soil limitations of a site into account. In Clover, many soils have been altered by human activities. Poor farming practices in the past have stripped the land of the native topsoil layers, and urban development has altered many soil profiles.

The Soil Survey of York County, which was published in 1965 by the Soil Conservation Service of the U. S. Department of Agriculture, provides a detailed description of soil types and the limitations they place on various development activities. All of the Town of Clover is located in the Appling-Cecil-Louisburg soil association. This association includes a number of individual soil types which have specific characteristics. In general, the Appling-Cecil-Louisburg association is characterized by gently sloping to moderately steep sandy loam soils with red or brown subsoils. It is normally associated with uplands and ridge lines with small narrow streams. The soils in the association developed over long periods from the action of weather on the granite and gneiss rocks which are present in the area. The soils have low natural fertility and are slightly acid to medium acid soils. In terms of development limitations, the Appling, Lloyd, and Cecil soils in the association are well suited for septic tank systems, while the Louisburg soils are not suited because of shallowness to bedrock. All three soil types are well suited for road locations and foundations, as they are well drained and have good compaction. However, the Louisburg soils may pose problems for foundations due to their shallowness to bedrock. The suitability of soils for septic tank usage is less important in the Town of Clover, where almost all residents have access to the public sewerage system.

SLOPES AND DRAINAGE CHARACTERISTICS Topography and drainage patterns are significant factors in determining the type and location of new development. Areas where the land has extreme slopes can be very difficult to develop, and use of such land can lead to excessive erosion and storm water runoff. The presence of major drainage streams also presents problems for development of land.

Because Clover is located on a broad ridge line, there are few problems related to slopes. The town’s elevation ranges from 738 to 835 feet above sea level. Most of the area within the town limits is relatively flat. There are several areas on the edges of town, especially in the western section, where small streams flow out from the town and have relatively steep slopes. Development has generally avoided these areas. As the community grows and expands into outlying areas, the development will encounter areas related to drainage courses which have slopes sufficient to hinder development.

Natural Resources Element 26

There are no large streams within the town limits. To the west side of town, several small tributaries which eventually lead to Allison Creek originate within the town and flow to the west. A tributary of Calabash Creek flows from the south side of Clover, and a small tributary of Beaverdam Creek flows to the north of the town in the Clover Dale subdivision area. All of these streams are tributaries of the Catawba River.

FLOOD PLAINS Because Clover is largely located on a ridge line, there are relatively few problems related to flooding. The Department of Homeland Security’s Federal Emergency Management Agency issued Flood Hazard Boundary Maps under the National Flood Insurance Program. The map for Clover, updated in 2008, shows three small areas with flood hazards identified. See Map Panels 45091C0065E and 45091C0155E. One area is on the western edge of Clover, between Neely Road and Hillcrest Avenue, along a tributary of Allison Creek. The other is in the southern section of Clover along the headwaters of Calabash Creek. This area crosses McConnell Street and Flat Rock Street and ends near Jackson Terrace. The third area begins near the intersection of Sugar Hollow Road and Highway 321 North and travels south towards Guinn Street. These flood hazard areas impact very few structures. See Figure 5.

PARKS, RECREATION, AND OPEN SPACES Clover has a number of parks and open spaces. The primary recreation facility is the Clover Community Park, located in the southeastern section of the community off Quinn Road. This park has a ball field complex with observation tower, walking trail, exercise trail, horseshoe pits, playground, and picnic and parking areas. It provides an excellent general recreation facility for the town.

Roosevelt Park is located on a former school site on Mobley Street in the Roosevelt Community on the west side of town. This park has a playground and picnic area, ball fields, walking track, basketball court and parking.

The town acquired approximately 50 acres of land on Clinton Avenue/Memorial Drive. The master plan for New Centre Park was completed in 2009. Amenities will include four soccer fields and concession area, a splash pad, amphitheater, disk golf, sand volleyball and basketball courts, a Miracle field, picnic areas, and parking. Engineering for phase 1 of the park is underway with construction expected to be completed by late 2012.

Another recreational site is located at Knox Street and Memorial Drive, at the old Middle School. At this site, there is open space for soccer fields, a walking track, playground equipment and Clover Memorial Stadium. The lighted, gravel walking track is used year round. The grass area in the center is used during the summer and fall for the Town’s soccer program and during the fall for Clover Coop Athletic Association football. The stadium, owned and operated by the Clover School District, seats 9,000 and features

Natural Resources Element 27 A H F W I WHITESIDE D E

A S R E T H S G Y A C S N I T U RE N T H O S C S G OMAL O M N WOODEND I LE U U YS N L

M R E P GOODWIN E H S R P I F A EW R D F D VI LU IN G B O G E RIDDLE ROAD D N W M LILLY I E W S A D LL O BO ING O ER H W PON EC CALVIN D IN G S PR

GALWAY

S E K SHADY FOREST ID A ES T O HI W Y R R A LEGR U BEL N I O L F U Town of Clover D SU REVERE G AR Floodplains H R O Y ROBIN

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B O A HEIGH

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HIGHWAY 321 HIGHWAY C P K Town of Clover SHERWOOD K D C O

O O S R AND W Y H Revised February 2010

R RIDGE I LOBLOLLYB Data SourcedBIRCH from Catawba Regional Council of Governments, Town of Clover, & York County Planning Department

HENRY KNOB ADMIRALS Catawba Regional COG disclaims any liability or responsibility for TE N G A O ENDS D 215 Hampton Street • Rock Hill, SC 29731 damages that may arise from the use of this map. While efforts N A R R phone 803.327.9041 • fax 803.327.1912 have been made to insure accuracy, utility of this map and data B TE A W www.catawbacog.org therein should be limited to representational purposes only. IL K BALLYCASTLE

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S A N P G ERY TRINITY A C A F E N N EMET R E

L M E B M N O O C GIN B IA G TR CHURCH N ED M O B S E G ECO

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O A W R T

E M BURRELL C W R FARRIS RAMBLE IN J T A R O S L A HIGHWAY 161 JU Y ?ì G E D KELLY KELLYD P KEHL BRIAN F A E K F D L Y A I F A I N K W TR CALABASH S G T LINCOLN R U N D A S E R WOODRIDGE N IN G B CLINTON DAIRY G PARAHAM 0 0.25 0.5 E U A E R V C L R R BO A BB GRANT Y E A N R O Y AY H L A A M I R A K T E D B R S O E T S R A 1" = .5 Miles B I O N E W I M S W I M H T S AG P A E R AN O G concession stands, rest rooms, and team dressing rooms. The stadium is also used for a variety of community events including high school football games and band tournaments, the Clover Scotch-Irish Festival, and other community events.

Centennial Park is located in the center of town at the intersection of Main Street and Kings Mountain Street. The “train” mural borders the park on the north. The park has bench seating, decorative landscaping, and a recognition sign for the Main Street Bradford Pear Tree project. Centennial Park is also home to the town’s time capsule which is not set to be opened until 2087, on the town’s bicentennial, and a visitor’s kiosk, which was installed in 2009.

Additional open space areas are scattered throughout the town. Woodside Cemetery, located north of Kings Mountain Street, and the smaller Clover Community Cemetery, located at the end of Bratton Street, provide open space within the urban area. Both cemeteries were expanded in 2009. The landscaped median in the center of Main Street provides an attractive open space in the center of town.

In 2008, the Town acquired the old post office building at 120 Bethel Street and renamed it the Clover Community Center. The building was divided into three uses: offices for the Recreation Department, a Council Chambers, and an area for community events, activities, training and meetings. For more information, see the Community Facilities Element.

The Town of Clover’s Recreation Department offers full-service, year-round athletic programs for its citizens. Among the programs offered for youth are basketball, soccer, and baseball. Adult programs feature basketball and softball. The Clover Community Center hosts a number of activities including a Community Education Series. The Clover YMCA, Clover Coop Athletic Association Football League, Lake Wylie Athletic Association, and Clover School District also offer recreation opportunities for Clover residents.

The Town adopted a trails plan in 2008. The Town also supports the Carolina Thread Trail. For more information, see the Transportation Element.

NATURAL AREAS The area within the town limits of Clover is largely urbanized. Natural areas which remain are limited to small forested areas which have not been developed because of soil conditions or because of the wishes of the owners. While these small areas contribute to the attractiveness of the town, they are not large enough to accommodate complete natural systems.

Clover rests upon a geological formation known as the Clover Pluton that was once the core of an ancient volcano. Evidence of this can be found throughout the community in the form of exposed granite outcrops. Such areas of flat granite outcrops occur in the Carolina Piedmont, but are relatively rare, making Clover’s outcrops especially interesting. One of the largest outcrops is located in Clover Community and

Natural Resources Element 29 New Centre Parks. Such environments often host rare plant communities which have adapted to the specific living conditions on the rock.

In January 2004, Dr. J. Schmidt completed a study of approximately 40 acres of property located off Clinton Avenue which include a significant number of granite rock outcroppings. The study found that the outcrop harbors an exceptionally diverse community of plants. Of the 94 plants identified, 22 species have never before been reported in York County. According to the study, this outcrop supports the only known native population of Sweet Bay, or Magnolia virginiana, in York County and a variety of other plants that are rare in the southeast. The report encourages preservation of this property and notes it would serve as an excellent outdoor classroom.

In September 2009, York County, through York County Forever, purchased the property and established a conservation easement for approximately 11 acres of undeveloped land that includes granite outcroppings. One small parcel of the land can be developed and it is hoped it will one day be used for an interpretive center.

There are significant natural areas near the Town of Clover which are available to the citizens. Large expanses of rural land are open in the western sections of York County. The Kings Mountain National Military Park and Kings Mountain State Park, several miles west of the town, provide several thousand acres of open space and an extensive trail system. Nanny’s Mountain, previously referred to as Ferguson’s Mountain, was acquired by York County and is a 2 mile circular mountain that climbs 981 feet above sea level. The mountain includes walking trails and picnic areas. Lake Wylie, to the east of Clover, provides an opportunity for open water recreation. Other parks and natural areas are located in nearby North Carolina, including Crowder’s Mountain State Park nearby in Gaston County.

PLANT AND ANIMAL HABITAT Because the town is relatively fully developed, the plant and animal habitat is limited. There are no known sites of habitats of threatened or endangered species within the town. The South Carolina Department of Natural Resources maintains records of sensitive natural areas. There are no reports of such areas within the Town of Clover, as reported by SCDNR. The aforementioned granite outcrop studied by Dr. Schmidt, however, has been determined to be the home of several endangered and unique plants.

The animal species present within the Town are those which have adapted to life within the presence of human activity. Plant species consist largely of cultivated trees and shrubs. Some small areas of natural plant communities exist where properties have not been fully developed.

SUMMARY Clover is blessed with a good climate, relatively good soil types for development, a relatively flat topography, and pleasant natural surroundings. There are few natural

Natural Resources Element 30 constraints on the continued development of the town although the presence of rock in some areas does provide a challenge. As the community grows, areas of steep slopes, flood plains, poor soils, and other natural limitations will be encountered. Wise development practices should be encouraged to accommodate growth to the limitations of the environment.

Natural Resources Element 31

Natural Resources Element Statement of Needs and Goals

The Town of Clover must preserve and improve a living environment for families, businesses and visitors that maximizes the enjoyment of the natural resources that the community has been blessed with.

Objectives Implementation Strategies Participants Time Frame Goal 1: Protect the physical environment and enhance the character, quality and livability of the Town by preserving and creating access to natural spaces. Objective 1.1: Restore and improve Strategy A. Create regulations to protect existing Town Council, Planning Short-Term natural plant communities. natural plant communities and encourage restoration Commission during design and development activities. Strategy B. Explore opportunities and provide Town Council, Mid-term incentives to protect important natural features. Administration, Planning Commission Strategy C. Promote the use of native plant materials Administration, Short-Term in new public and private landscaping projects. Planning Commission Objective 1.2: Ensure that local Strategy A. Revise ordinances to ensure that private Town Council, Short-Term ordinances reflect a high priority for developers provide adequate open space for the Administration, environmental concerns. residents of their residential developments. Planning Commission Strategy B. Develop incentives in the Zoning Town Council, Mid-term Ordinance to encourage developers to provide Administration, additional open space amenities beyond the minimum Planning Commission requirement. Strategy C. Specify and attain a target percentage of Town Council, Mid-term natural open space for the Town that is different than Administration, sports and recreation areas. Planning Commission Objective 1.3: Establish a unified Strategy A. Update the Town of Clover Trails Plan to Town Council, Short-Term open space and greenways network include greenways and open space with a special Administration, that connects parks, scenic areas, emphasis on critical preservation areas, connecting Planning Commission, and areas along selected highway public land uses, connecting areas which retain a Recreation corridors and bicycle and pedestrian natural character and implementation strategies.

Natural Resources Element 32 ways. (See also Community Strategy B. Coordinate trail development with the Town Council, On-going Facilities Objective 7.2 and Carolina Thread Trail Plan Administration, Transportation Objective 2.2) Planning Commission, Recreation

Goal 2: Protect and maintain the Town's urban forest resources which include trees on public and private property. Objective 2.1: Maximize the amenity Strategy A. Ensure that the planting of new trees and Town Council, Planning Short-term value of the Town's abundant natural retention of existing trees is part of land development Commission, resources in planning and activities in the town. Development Services development decisions. Strategy B. Conserve and manage the public and Public Works, On-going private urban forests in a sustainable manner. Recreation Strategy C. Support and involve community and Administration Mid-term neighborhood organizations in voluntary efforts to enhance community appearance. Strategy D. Develop landscape guidelines to educate Administration, Short-term developers and residents about appropriate forms of Planning Commission landscaping which can be planted on their property. Strategy E. Obtain the Tree City USA designation. Administration, Short-term Planning Commission Strategy F. Adopt a master plan for the median on Town Council, Short-term Main Street. Administration, Public Works, Recreation Objective 2.2: Preserve existing Strategy A. Revise and update the Town's Tree Administration, Short-term trees and forests. Ordinance. Planning Commission Strategy B. Identify historical/landmark trees with Administration, Public Mid-term community participation and take steps to preserve Works, Recreation them. Strategy C. Maintain tree inventory including updates Recreation On-going for maintenance.

Natural Resources Element 33 Goal 3: Protect the physical environment and enhance the character, quality and livability of the Town by preserving the natural environment as an integral part of the development process. Objective 3.1: Maintain and enhance Strategy A. Protect and restore natural areas in town Recreation Short-term habitat diversity for wildlife. parks with a special emphasis on the granite outcropping at Clover Community and New Centre Parks. Strategy B. Promote preservation of natural areas in Administration, Short-term new developments. Planning Commission, Development Services

Strategy C. Explore creative ways of managing Public Works Short-term stormwater detention ponds as habitat for wetland species. See also Objectives 1.1 and 1.2 above.

Goal 4: Maintain water quality and quantity. Objective 4.1: Preserve and Strategy A. Ensure that the development of land and Public Works On-going enhance the existing network of water resources proceeds in a manner consistent with stream watersheds. Best Management Practices (BMPs) and permitting requirements designed to control run-off and protect water quality. Strategy B. Monitor and improve habitat quality along Public Works On-going town streams and stormwater management systems. Objective 4.2: Support water Strategy A. Promote water conservation through Administration, Public Short-term conservation and encourage public education. Works measures to reduce water supply demands. Strategy B. Promote drought-tolerant and native Administration, Short-term species in private and public landscaping projects. Planning Commission, Development Services Objective 4.3: Protect the quality Strategy A. Review existing regulations and Town Council, Planning Short-term and quantity of groundwater incorporate sound stormwater management principles Commission, Public supplies. into the zoning ordinance, land development Works, Administration, regulations, and site review process. Development Services

Natural Resources Element 34 Strategy B. Consider impacts of parking lot runoff and Public Works Short-term ways to encourage developers to take lessen the impacts of parking lots and other impervious surfaces. Strategy C. Encourage creative methods that slow Public Works Short-term and absorb stormwater in new developments. Strategy D. Promote erosion and sediment control. Public Works On-going Strategy E. Encourage development that is compatible Town Council, Planning On-going with the areas underlying geology and topography. Commission, Administration, Development Services Objective 4.4: Ensure the Town Strategy A. Revise and/or adopt stormwater Town Council, Public Short-term takes the necessary steps to prepare management ordinances using best management Works for potential MS4 designation by SC practices. Department of Health and Strategy B. Explore funding strategies for the potential Administration, Public Short-term Environmental Control. designation and implementation of the MS4 program. Works Strategy C. Inventory and collect data on existing Public Works Short-term stormwater structures.

Goal 5: Promote environmentally conscious practices to achieve sustainable use of natural resources and protect the environment and human health. Objective 5.1: Improve the Town's Strategy A. Promote public transit, cycling and Town Council, On-going air quality through sound pedestrian movement as alternatives to automobile Administration, transportation planning, energy transportation. Planning Commission reduction programs and green development. Strategy B. Consider alternative fuel vehicles, hybrid All departments On-going electric, and other alternatives when replacing and adding vehicles to the Town's fleet.

Objective 5.2: Support energy Strategy A. Promote energy conservation within town All departments Short-term conservation and alternative energy buildings and throughout the community. practices. Strategy B. Promote and encourage green Administration, Short-term development practices. Development Services

Natural Resources Element 35 Objective 5.3: Support waste Strategy A: Consider an incentive program to increase Town Council, Mid-term reduction efforts and encourage participation in recycling. Administration, Public measures to recycle, reduce and Works reuse. Strategy B: Promote waste reduction and recycling Administration On-going through public education.

Goal 6: Enhance the quality of life through the preservation of scenic and natural resources. Objective 6.1: Preserve and Strategy A. Identify valued community natural areas Town Council, Short-term enhance the Town's natural vistas and take steps to protect and/or restore them. Administration, and unique public spaces. Planning Commission, Recreation Objective 6.2: Ensure that the Strategy A. Consider development and adoption of Town Council, Short-term design of new developments architectural review standards for major commercial Administration, complements and enhances the corridors and other significant land developments. Planning Commission Town's unique character.

Natural Resources Element 36 V. CULTURAL RESOURCES ELEMENT

INTRODUCTION The presence of institutions, cultural and religious facilities, historic resources, and other cultural resources helps to create a sense of community for a town. The unique architecture of local buildings and the history of a community provide an identity which helps local residents to claim a shared heritage. Local educational, religious, and cultural institutions should be considered in the development of the Comprehensive Plan so that future development builds on the strengths of the community. This element describes the cultural resources which exist in the Clover area.

HISTORIC BUILDINGS AND DISTRICTS The northern section of York County in which Clover is located was for many years a part of North Carolina. The area was settled largely by Scots-Irish who moved down from Pennsylvania. In 1769, the Tryon County Courthouse was erected about three miles west of the present site of Clover to serve the area. In 1772, however, the boundary between the Carolinas was adjusted and the area became part of South Carolina, known as the New Acquisition. During the Revolutionary War, the Battle of Kings Mountain, one of the decisive American victories, took place to the west of the area that was to become Clover. York County was established in 1785 when a number of counties were created in the upstate. Western York County was one of the earliest gold mining areas of the nation, and iron works were in use before the Revolution on Allison Creek.

The Town of Clover was founded in the mid-1870s and chartered in 1887. It developed around a watering station on the rail line between Chester and Lenoir, NC. The community grew, and by 1900 there were three textile mills. The textile industry has had a major influence on the development of the town, accounting for much of the growth in the late 1800s and early 1900s.

In 1992, the York County Historical Commission, with funding from the South Carolina Department of Archives and History, undertook a York County Historical and Architectural Inventory. The inventory listed 1,199 sites within York County determined to be at least 50 years old and deemed to be of historical and architectural merit. Earlier surveys had been done of Rock Hill and Fort Mill. The Town of Clover was included in the 1992 survey. There were approximately 440 properties in Clover which were surveyed.

The Historical and Architectural Inventory identified three potential historic districts which possibly could be eligible for the National Register. These include the Downtown Commercial Area, the Clover Spinning Mill Area, and the Hampton Spinning Mill Area. In 1997, the Town of Clover received a Survey and Planning Grant from the South Carolina Department of Archives and History to prepare a nomination to the National Register of Historic Places for the recommended Downtown Historic District. The Town contracted with Catawba Regional Council of Governments to develop the nomination,

Cultural Resources Element 37 which was approved by the National Park Service on July 8, 1999. The Clover Downtown Historic District includes 14 contributing properties and 4 non- contributing properties located on the west side of Main Street and in the first block of Kings Mountain Street. See Figure 6. These buildings were determined to have historical significance because they represent the growth of the downtown area over several periods of commercial development from 1876 through the 1930s. Visit www.nationalregister.sc.gov for more information.

Placement of properties in the National Register involves no restrictions on the use of property, but merely provides official recognition. Any federal actions which would impact National Register properties require a review at the local, state, and federal levels. However, actions by private property owners which impact National Register properties are not regulated. Placement of properties on the National Register makes them eligible for federal and state tax credits for restoration work which is done in conformance with standards established by the Secretary of the Interior. National Register status can also help in securing funding under some federal and state grant programs.

In addition to the National Register, South Carolina law allows local governments to create local historic districts through an overlay process in the zoning regulations. Alterations to properties in these districts can be regulated through a local Architectural Review Board.

The preservation of properties which have significance related to historical or architectural elements is important to help maintain the identity of a community. As Clover continues to grow and develop, properties should be recognized at the local or national level as important to the history and culture of the community.

South Main Street, Clover

Cultural Resources Element 38 EDUCATIONAL, RELIGIOUS, AND CULTURAL INSTITUTIONS The Clover School District (York County District 2) operates ten school facilities. Three schools are located within the town limits of Clover: Kinard Elementary School, located on Pressly Street, Larne Elementary School, located in Highway 321 South and completed in 2009, and the Blue Eagle Academy, located on Clinton Street. The elementary schools provide education for students from pre-kindergarten through grade five. The Blue Eagle Academy is an alternative school for students who find it difficult to achieve in a regular classroom setting.

The other elementary schools located in the Clover School District are Bethany, Bethel, Crowder’s Creek and Griggs Road Elementary. Clover Middle School, located beside Clover High School, and Oak Ridge Middle School, which was completed in 2009, serves grades six through eight.

Just east of the Town of Clover on SC 55, the district has a complex which includes the Clover High School and the Clover Middle School (formerly Clover Junior High School). Although not within the town limits, this complex serves the Town of Clover as well as the entire school district. A state-of-the-art auditorium at the complex seats 1,500. This facility, which is fully equipped to host dramatic and musical events, has an orchestra pit and other features. It is available for cultural and community events, and is an excellent facility for the entire community.

The Clover School District ranks among the top districts in the state in many measurements of educational achievement, teachers' salaries, and public support. The reputation of the school district is a positive factor in the development of the Clover area.

There are no institutions of higher learning in the Clover area. However, residents have access to excellent facilities in nearby communities. Gaston Community College in Gastonia and York Technical College in Rock Hill provide technical and associate degree programs. Colleges and universities within commuting distance include Winthrop University in Rock Hill, the University of North Carolina at Charlotte, Belmont Abbey College in Belmont, N. C., and Limestone College in Gaffney. Also, for some time, Clover High School has offered a joint program with York Tech that offers college level classes and credit for juniors and seniors.

The Clover Public Library is a full service library offering book, audio-visual and other borrowing opportunities. The library also offers 6 computer workstations, 4 with Internet access, copier machines, and meeting space for up to 50 people. The library is a branch of the York County library system.

There are a number of churches within the town. Located in the downtown area are Baptist, Methodist, Presbyterian, and Associate Reformed Presbyterian houses of worship. Other churches of various denominations are located in the residential neighborhoods and along the major traffic arteries.

Cultural Resources Element 39 A

O CEDA K COLONIAL R D O A A K U D

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R DULIN O FLAT STONE B HIGHWAY 321 IN S DRYBROOK D O A N DECLARATION LOVE A I O M C R A J A N N

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R Revised February 2012 KENDRICK TE A W IL Data Sourced from Catawba Regional Council of Governments, K Town of Clover, & York County Planning Department BALLYCASTLE Catawba Regional COG disclaims any liability or responsibility for

KARLA 215 Hampton Street • Rock Hill, SC 29731 damages that may arise from the use of this map. While efforts phone 803.327.9041 • fax 803.327.1912 have been made to insure accuracy, utility of this map and data N O www.catawbacog.org therein should be limited to representational purposes only. D

D N A R R E B

H HIGHWAY 55

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!! !! !! UNIQUE AREAS The residential area to the west of downtown, along Kings Mountain Street, and streets to the south, contains a number of older houses which have historic and architectural interest. Older commercial buildings are located along two blocks of Main Street and one block of Kings Mountain Street. This area forms a core for the town and helps to provide a sense of identity. Another grouping of historic commercial buildings exists on S. Main Street, across from the old Southern Industries site.

Bethel Presbyterian Church is located just outside of town and is more than 240 years old. Founded in 1764, it is one of the oldest churches in the region. In its cemetery lie many Revolutionary War patriots. According to the History of the Presbyterian Church of Bethel (1938), “Patrick Ferguson had made it known that upon leaving Kings Mountain, he intended to ‘spend one night in Bethel Church, leave it in ashes by day- light . . . and be on the east side of the Catawba before nightfall.’” Bethel Presbyterian is on the National Register of Historic Places.

Woodside Cemetery was established in 1880 by the Clover Presbyterian Church. In 1906, the property was deeded to the Town of Clover as a town cemetery. This cemetery is home to the Clover Veterans Memorial which was dedicated in November 2005 “In Honor and Memory of Those Who Served in Peace and War to Preserve Freedom.” The Clover Community Cemetery was established circa 1880 by Clover Methodist Chapel. It was also conveyed to the Town. Both cemeteries are the final resting place for a number of notable Clover forefathers.

The Larne Building is located at 103 North Main Street, in the heart of historic Clover. The building was purchased by the Town of Clover on May 29, 1998. After a year of renovations that preserved its historic character, the building was re-opened as a rental facility for special events. The Larne Building was named in honor of Clover’s Sister City, Larne, Northern Ireland.

Clover Centennial Park is located on a corner of Main and Kings Mountain Street. It was donated to the Town to be used for a park in celebration of the town’s centennial in 1987. The train mural, the park’s most prominent feature, commemorates the town’s beginning as a train stop on the Chester and Lenoir Narrow Gauge Railroad. The Centennial Time Capsule, a cache of items relating to 1987, was buried in the park on December 20, 1987, and is scheduled to be opened in 2037.

A new mural was completed by the Town in 2011. Local artist Seth Gadsden designed and painted the mural on the southern wall of Boyd’s Tire and Appliance, 110 N. Main Street, in the downtown district. The mural, CLOVERFIELDS, is a pastoral scene which gives a nod to Clover’s roots as a train stop.

COMMUNITY EVENTS

Cultural Resources Element 41 Special events are offered throughout the year in the Clover community. The most notable are the St. Patrick’s Day Festival, Feis Chlobhair Scots-Irish Festival, the Auto Show and Fall Festival, and the annual Christmas Parade. Other events include BBQ and Chili cook offs, craft shows, community yard sales, and art shows. The Clover High School Choraliers and other school groups as well as the Clover School District Auditorium offer cultural events throughout the year.

Cultural Resources Element 42 Cultural Resources Element Statement of Needs and Goals

The Town of Clover recognizes that the community’s historical and cultural resources must be preserved, enhanced, promoted and celebrated.

Objectives Implementation Strategies Participants Time Frame

Goal 1: Encourage and promote the cultural growth of the community. Objective 1.1: Encourage and Strategy A. Inventory existing venues noting Recreation Short-term maintain community spirit through ownership, availability, capacity and other pertinent arts and cultural activities. information so as to determine if there is a need for new venues and improvement/upgrades to existing venues. Strategy B. Sponsor cultural events in historic Administration, On-going downtown, the Community Center, and other local Recreation venues. Objective 1.2: Celebrate and strive Strategy A. Promote partnerships among cultural and Administration, On-going to protect the Town's cultural arts organizations, schools, Winthrop University and Recreation heritage in order to maintain its community groups to support and develop special unique sense of place. events and programs about Clover's heritage. Strategy B. Support and promote the Town's Sister Town Council, On-going City relationship with Larne, Northern Ireland, and the Administration, work of the Ulster American Society. Recreation

Strategy C. Begin documentation of Town's history by Administration, Short-term collecting artifacts and interviewing longtime residents, Recreation businessmen and others with knowledge of our past. Objective 1.3: Encourage, support Strategy A. Engage community groups to support Administration, On-going and increase participation in cultural existing programs and create new ones. Recreation activities, arts, education and public Strategy B. Improve communication with the Administration, On-going events. community regarding cultural events. Recreation

Cultural Resources Element 43 Goal 2: Preserve and enhance the Town's historic places and resources as a source of unique community identity, vitality and history. Objective 2.1: Establish an Strategy A. Review and update the Historical and Administration, Mid-term inventory of historic and cultural Architectural inventory conducted in 1992. Development Services resources of significance to the local Administration Short-term community, region and state. Strategy B. Identify Downtown Historic District properties already listed on the National Register of Historic Places with plaques. Strategy B. Create and publicize a directory of local Administration, Short-term cultural and historic resources. Recreation Strategy C. Study development of a nomination to the Administration Mid-term National Register of Historic Places for the Clover Spinning Mill and Hampton Spinning Mill areas. Strategy D. Develop special street signs which will Administration, Public Mid-term indicate areas of historical and cultural interest. Works Town Council, Mid-term Strategy E. Consider participating in the State Historic Administration Preservation Office's Certified Local Government (CLG) Program which promotes community preservation planning and heritage education. Objective 2.2: Provide resources Strategy A. Maintain an information base of state, Administration Short-term and incentives to encourage owners federal and private incentive programs for historic of historic resources to preserve and resources. rehabilitate their properties. Strategy B. Explore the adoption of relevant building Town Council, Short-term codes to maximize the preservation and architectural Administration, history of historic structures wherever possible. Development Services

Strategy C. Develop a historic preservation overlay. Town Council, Planning Mid-term Commission Strategy D. Investigate the feasibility of a local Town Council, Mid-term incentive program for historic preservation which may Administration, include a revolving loan fund and local grants. Planning Commission, Development Services Strategy E. Encourage neighborhood based efforts to Town Council, Planning On-going preserve significant resources. Commission

Cultural Resources Element 44 Objective 2.3: Support the creation Strategy A. Investigate currently available resources Administration Short-term of a citizen group that would be and the organizational structures of other historical responsible for documenting the organizations and community groups. Town's history. Strategy B. Engage existing community groups to Administration, Mid-term support creation of a historical society. Recreation Strategy C. Investigate methods for funding historical Administration Mid-term preservation activities.

Goal 3: Incorporate arts as a prominent element of daily life. Objective 3.1: Encourage public Strategy A. Explore an "Art in Public Places" program Administration, Short-term display of art. to enrich the public environment and to preserve and Recreation enhance civic pride. Strategy B. Explore options to fund public art and Town Council, Short-term sculpture along major commercial corridors and public Administration, spaces and parks; identify appropriate locations for its Recreation placement; and encourage public input on content/subject matter.

Strategy C. Incorporate public art, excellent urban Town Council, All Short-term design and architecture in public projects. Departments Strategy D. Expand the installation of decorative Administration, Public Mid-term banners and signage along main thoroughfares. Works Strategy E. Periodically update Visitor Kiosk at Administration On-going Centennial Park with new maps, information about special events and unique areas, and brochures. Objective 3.2: Maximize access to Strategy A. Effectively communicate information about Administration, On-going the arts. local and regional arts and cultural offerings to citizens, Recreation news outlets and tourism agencies. Strategy B. Coordinate with local organizations to Administration, Short-term provide access to the community to regional and out of Recreation area arts events and venues. Strategy C. Create opportunities for local educational Town Council, Mid-term institutions and artists to offer programs to stimulate Administration, artistic creativity and education. Recreation

Cultural Resources Element 45 Goal 4: Integrate the community's heritage into economic development strategies. Objective 4.1: Utilize the Town's Strategy A. Promote the history of the town as a Administration, Short-term cultural resources to stimulate means to attract new commerce and industry and to Economic Development economic growth. build tourism. Board, Recreation Strategy B. Work with the York County Convention Administration, Short-term and Visitor's Bureau and other organizations on ways Recreation to use our resources to improve tourism. Strategy C. Encourage new and unique arts and Administration Short-term cultural events that will stimulate local, regional and statewide interest.

Cultural Resources Element 46 VI. COMMUNITY FACILITIES ELEMENT

WATER AND SEWER SERVICES Clover operates a system of water distribution lines which extend the service to all areas of the town and to some areas outside the town limits. Until the late 1990s, Clover had relied on a system of wells to provide drinking water. Because the wells did not provide an adequate supply of water during periods of extreme drought, an agreement was reached to purchase water from the City of Gastonia. The Town constructed a water line approximately six miles along Highway 321 to connect with the Gastonia system. The contract with the City of Gastonia provides for the purchase of up to 30.5 million gallons per month. The average actual usage is 17.3 million gallons per month. The Town’s supply of treated water is sufficient to support substantial growth in the future, opening the opportunity for additional residential, commercial and industrial development. The agreement term was 25 years and expires in August 2022. As part of the water system expansion, the Town extended water lines to rapidly growing areas to the east and northeast of the town limits. There are currently 2,674 water customers. Figure 7 shows the location of major water lines.

The Town of Clover provides sewage collection and treatment for its citizens. Collection lines serve practically the entire town and extend outside the town limits along major thoroughfares. In recent years, several projects have been completed to replace aging sewer lines and lift stations. This effort will continue in order to upgrade all aging or deteriorating lines within the town. The Town has not undertaken any major efforts in recent history to extend service beyond the current service area. Treatment is provided by the City of Gastonia. The Town of Clover’s former Calabash Treatment Facility has been converted to a pre-treatment facility and pumping station. The agreement with the City of Gastonia provides for the treatment of up to 18.6 million gallons of wastewater per month. The average actual usage is 14.5 million gallons per day. The availability of excess sewage capacity is an incentive for industry looking for potential sites. By contracting with Gastonia, the Town has secured adequate capacity for the foreseeable future (agreement expires December 2022). There are currently 2,374 customers for sewer service. The location of major sewer lines is shown in Figure 7.

The continued replacement of aging sewer lines is a necessary activity. In several areas, infiltration and inflow of storm water is a problem which leads to excess flows into the treatment system. In 2007, the Town completed repairs to a number of sewer lines where infiltration had been identified but there are many more lines that are in need of repair or replacement.

In 2009, the Town implemented a Pretreatment Program for industrial wastewater customers. The purpose of the Program is to reduce the amount of pollutants discharged by industry and other non-domestic wastewater sources in to the Crowder’s Creek Wastewater Treatment Facility (CCWWTF). This reduction of discharged pollutants helps to ensure that CCWWTF meets the requirements of the City of Gastonia’s NPDES Permit, and thereby reduces the amount of pollutants released into the receiving stream, Crowder’s Creek.

Community Facilities Element 47 CARLTON

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RHYNE ALPINE A Data Sourced from Catawba Regional Council of Governments, BARRETT TATE D B S Town of Clover, & York County Planning Department O E E W RG C E L U G IN SB Catawba Regional COG disclaims any liability or responsibility for B ILLIAM 215 Hampton Street • Rock Hill, SC 29731 ID G G N RIG W damages that may arise Rfrom the use of this map. While efforts REE A B NIG H D phone 803.327.9041 • fax 803.327.1912 have been made to insureE accuracy, utility of this mapK and dataT S ANDY R I O E www.catawbacog.org therein should be limitedN to representational purposes only. GENERALS O

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G CLINTON DAIRY 1" = 2,000'L K NAOMI O E BAIRD A L K DO U B S In recent years, the Town has had difficulty meeting the discharge limits imposed by the City of Gastonia, specifically for Ammonia Nitrogen (NH3N), Organic Nitrogen (O-Nit), Total Kjeldahl Nitrogen (TKN), Mercury (Hg). In 2008, the Town hired a consultant to study the Town’s system and to propose changes that would help bring the Town’s discharges into compliance, specifically TKN. The study did not find conclusive evidence of the source of the NH3N. Joel E. Wood and Associates, the Town’s on-call engineer, maintains that the NH3N, O-Nit, and TKN are naturally occurring and in higher than normal levels due to the long travel time in the force main from Clover to Gastonia. The levels are especially higher in the lines east of Town that connect directly to the main line and bypass the Calabash Treatment Facility. These lines carry about half of the total sewer discharge. The City of Gastonia is assisting by evaluating the operation of Calabash and the lift stations and making recommendations that will hopefully reduce concentrations of these elements. The Town and the City of Gastonia continue to work together to address discharge issues.

SOLID WASTE COLLECTION AND DISPOSAL The Town of Clover provides curbside collection of household garbage. Business wastes are also collected through a private contract. Approximately 1,841 residences and 148 commercial users are served. Residential customers are collected weekly and commercial pickups are provided weekly and multiple times during the week if necessary. The Town crews pick up bulky items as needed, but do not regularly collect white goods (appliances). Once a year, the Town sponsors a Cleanup Week during which collection service is provided for any items left at the curb. Yard wastes are collected and ground for use as mulch or taken to the York county Landfill. Solid waste is taken to the York County Landfill for disposal. The collection and disposal costs are covered by monthly fees paid by residents and businesses.

The Town also provides curbside recycling in a unique cooperative effort with the City of York. The two communities share costs for a recycling truck. In Clover, recycling is generally offered on the day of garbage collection. However, due to the growth of the community, the truck must also collect on Fridays in one subdivision. The curbside recycling collection system accepts newspaper, mixed plastics and glass, aluminum, and other items. Recyclables are delivered to the York County Recycling Center, where they are processed and marketed. The useful life of the recycling vehicle is over and it is quite likely that, due to the growth in both communities, an alternate arrangement will need to be made to address recycling within the town.

EMERGENCY SERVICES Fire protection is provided within the town limits by the Clover Volunteer Fire Department. The department is an all-volunteer fire company housed in the town’s fire station on Bethel Street across from the Town Hall. Volunteer membership is between 20 to 24 persons. The Fire Department provides fire protection services within the town limits and, through mutual aid agreements, assistance to surrounding fire departments as the need arises. The service area is approximately 44 square miles. The Department averages 350 calls per year with a 3 minute response time. The area

Community Facilities Element 49 within the service district, including the Town, has an ISO rating of 5.

Emergency Medical Service is provided by the Clover Rescue Squad and the county- wide EMS system operated in conjunction with Piedmont Healthcare System in Rock Hill. The Clover Rescue Squad has four response vehicles. The Squad at one time employed full-time persons for day duty but not currently operates by a volunteer force. The Rescue Squad has a facility to the rear of the Town Hall. The nearest county ambulance service substation is located on US 55, near SC 557 at the edge of the town limits. Ambulance service is also available to the Clover area on backup status from the stations at York, River Hills and Fort Mill.

The nearest hospitals include Piedmont Medical Center in Rock Hill and Gaston Memorial Hospital in Gastonia. Charlotte has a number of large hospitals providing specialized and intensive care. Piedmont West Urgent Care Center on Highway 321 in York provides emergency medical services. Carolinas Medical Center at Steele Creek, which is approximately 16 miles from Clover, offers emergency services and outpatient healthcare. Several family medicine practitioners, one optometrist and two dentists provide non-emergency medical services in Clover.

The Town of Clover operates a Police Department with 23 positions. The department is located beside Town Hall on Bethel Street. The Police Department underwent a major renovation in 2004. The Department has 18 full-time officer positions, 4 dispatchers, and 1 administrative position. The Clover Police responds to an average of 13,823 calls per year with an average response time of 2 minutes. The Town’s Building Official is also located in this building. Police assistance is available from the York County Sheriff’s Department and the South Carolina Highway Patrol. The Sheriff’s office operates a substation on US 55 near SC 557.

GOVERNMENT FACILITIES The Clover Town Hall is located on Bethel Street. The Town Hall is at capacity and is no longer large enough to provide for adequate meeting, storage or work space. An expansion or replacement building is needed. Adjacent to the Town Hall is the Police Department which also houses the Development Services office. The Police Department is in need of additional, secure storage space for evidence. The Fire Department, built in 1999, is located across the street. The Clover Community Center at 120 Bethel Street was purchased in 2008 and was renovated and opened in July 2010. The Recreation Department administrative staff relocated to one section. Another section is being used as the council chambers, courtroom and meeting space for other town boards and committees. The third section is used for community events, activities and programs. The Municipal Clerk of Court operates from an office beside the Police Department. Being the only occupant, security for the Clerk is a major concern. The proximity of these government buildings has been beneficial to residents and staff.

The Public Works Department is headquartered on Smith Street. Street, sanitation, and water operations are located there. The Calabash Waste Treatment facility houses the sewer operations. There is also a building at Calabash that is used for storage of town

Community Facilities Element 50 records and equipment. With the addition of several new pieces of equipment as well as the wear and tear on the existing buildings, storage has become an issue.

The Town of Clover owns and operates the Larne Building, located on Main Street. This historic building is a former retail store which was renovated as public meeting space. The historic building requires on-going maintenance.

The York County Library system operates a branch library in Clover on Knox Street. The library provides a number of services including the traditional book and video loaning program as well as child and adult programs. The library system partnered with other library systems around the state which greatly increased access to books, media and other resources. Recently, the system began offering e-books. Meeting facilities are available to the community at the Library.

EDUCATIONAL FACILITIES Clover is served by Clover School District Two, one of four districts in York County. The district’s boundaries include much of the northern sections of the county from Lake Wylie west to Cherokee County. Three of the district’s ten schools are located within the town limits of Clover, and three additional schools are nearby. Kinard Elementary School is located on Pressly Street and includes pre-kindergarten through grade 5. Larne Elementary, completed in 2009, is located on Highway 321 South and also serves pre-kindergarten through grade 5. Blue Eagle Academy, formerly a part of the Clover Middle School, is on Clinton Street and serves students in an alternative education setting. The District’s administrative office is located on Bethel Street in Clover. Griggs Road Elementary is located east of Clover, and the High School and Clover Middle School, formerly the Junior High, form a complex on SC 55 just east of town. Other elementary schools are located at Bethany, in the western section of the district; Bethel, in the eastern section; and Crowder’s Creek near Lake Wylie. Oakridge Middle School is located on SC 557 in the Bethel area and was opened in 2009. The Applied Technology Center, located adjacent to the High School complex, has been very successful and will open a 50,000 square feet expansion in January, 2012. The District’s auditorium at the High School is an excellent asset for the entire community, providing a state of the art facility for community meetings, plays and musical presentations. The auditorium seats 1,500. The current enrollment figures for the schools in the district are shown below in Table 9.

The school district is experiencing rapid population growth, especially in the area between Clover and Lake Wylie. The District’s total enrollment increased about 25 percent between the preparation of the previous Comprehensive Plan in 2005 (5,250 students in 2004 spring term) and this plan (6,556 in 2011 fall term). Due to the growth, the District opened the two new schools in 2009: Larne Elementary and Oakridge Middle School. District officials continue to monitor the growth, and have prepared a plan for future expansion on land currently owned by the district, which may involve the construction of new school facilities, including a new middle school west of town and an elementary school in the Lake Wylie area.

Community Facilities Element 51 Table 9 Clover School District Student Population 2011 Fall Semester

School Grades Served Number of Students Clover High School 9-12 1,902 Clover Middle School 6-8 684 Oakridge Middle School 6-8 871 Kinard Elementary PK-5 364 Larne Elementary PK-5 585 Griggs Road Elementary PK-5 523 Bethel Elementary PK-5 373 Bethany Elementary PK-5 284 Crowder's Creek Elementary PK-5 970 6,556

Note: Enrollment figures above include Blue Eagle Academy students. Source: Clover School District

RECREATION AND OPEN SPACE Clover has a number of parks and open spaces. The primary recreation facility is the Clover Community Park, located in the southeastern section of the community off Quinn Road. This park has a ball field complex with observation tower, walking trail, exercise trail, horseshoe pits, playground, picnic and parking areas. It provides an excellent general recreation facility for the town.

The town acquired approximately 40 acres of land on Clinton Avenue/Memorial Drive. The master plan for New Centre Park was completed in 2009. Amenities will include four soccer fields and concession area, a splash pad, amphitheater, disk golf, sand volleyball and basketball courts, a Miracle field, picnic areas, and parking. Engineering for phase 1 of the park is underway with construction expected to begin in early 2012.

Community Facilities Element 52 Another recreational site is located at Knox Street and Memorial Drive, at the old Middle School. At this site, there is open space for soccer fields, a walking track, playground equipment and Clover Memorial Stadium. The lighted, gravel walking track is used year round. The grass area in the center is used during the summer and fall for the Town’s soccer program and during the fall for Clover Coop Athletic Association football. The stadium owned and operated by the Clover School District, seats 9,000 and features concession stands, rest rooms, and team dressing rooms. The stadium is also used for a variety of community events include high school football games and band tournaments, the Clover Scotch-Irish Festival, and other community events.

The Town leases a building on S. Main Street to the Upper Palmetto YMCA. The Y offers traditional fitness as well as other healthy living opportunities. The Clover Y is also the largest after-school program provider for youth.

CEMETERIES Woodside Cemetery was established in 1880 by the Clover Presbyterian Church. In 1906, the property was deeded to the Town of Clover as a town cemetery. This cemetery is home to the Clover Veterans Memorial which was dedicated in November 2005 “In Honor and Memory of Those Who Served in Peace and War to Preserve Freedom.” In 2008, a local resident donated 3.6 acres of land across from Woodside Cemetery for the Town to develop as additional burial space. The donor reserved approximately 0.2 acres, referred to as the Jackson Plot, for use by his family.

The Clover Community Cemetery was established circa 1880 by Clover Methodist Chapel. It was also conveyed to the Town. Both cemeteries are the final resting place for a number of notable Clover forefathers.

POWER The majority of the Town’s electricity is provided by Duke Energy. A small portion is served by York Electric Cooperative. Other than in the historic district on Main Street, service is provided by overhead power lines. York County Natural Gas provides natural gas and has just completed construction of its first natural gas fueling station with public access.

TELECOMMUNICATIONS AND OTHER COMMUNICATION TECHNOLOGY The largest local traditional telephone provider is AT&T. Time Warner is the local cable operator. Several satellite television providers also service the area. A wide variety of cellular phone service options and providers are available. There are many different

Community Facilities Element 53 options for high speed internet service including through AT&T (telephone), Time Warner (cable) and others.

The role of telecommunications technology in daily lives has changed dramatically over the last five years. People now expect to have portable phones and service area coverage no matter where they are physically. With the increase of access to the Internet and email by the public, certain government administrative functions can be facilitated more easily through the use of a dynamic website and social media.

In 1996, Congress passed the Federal Telecommunications Act which, among other things, prohibits a municipality from banning communication towers. The construction of towers and other communication facilities can be regulated as long as the regulations are considered reasonable. The appearance, proliferation and siting of communication towers and antennas has been and continues to be of concern to the community.

Community Facilities Element 54 Community Facilities Element Statement of Needs and Goals

The Town must plan and provide for quality community facilities and services to effectively meet the current and future health, safety and welfare needs of Clover’s residents and businesses in an efficient manner.

Objectives Implementation Strategies Participants Time Frame

Goal 1: Update the Town's water, sewer and stormwater drainage systems to meet current and future needs. Objective 1.1: Ensure a reliable Strategy A. Continue contractual arrangement with the Town Council, On-going source for quality water supply and City of Gastonia for the provision of water and sewage Administration, Public sewage collection. disposal while continuing to evaluate other service Works options. Strategy B. Update the Town's Water & Sewer System Public Works Short-term Master Plan.

Strategy C. Locate water and sewer lines using GPS Public Works Short-term technology. Objective 1.2: Maintain the Town's Strategy A. Replace obsolete, deteriorated and Public Works On-going water distribution system. damaged water lines with a specific emphasis on lines referenced in the Master Plan. Strategy B. Expand water system to accommodate for Town Council, Public On-going new residential and commercial growth when such Works expansion is in the best interests of the Town. Strategy C. Construct a new water tower to the east of Town Council, Public Mid-term Town, preferably along the Highway 557 corridor. Works Strategy D. Replace older water meters with ones that Public Works On-going can be read by a scanner. Objective 1.3: Maintain the Town's Strategy A. Replace obsolete, deteriorated and Public Works On-going wastewater collection and treatment damaged sewer lines and lift stations with a specific system. emphasis on the facilities referenced in the Master Plan.

Community Facilities Element 55 Strategy B. Expand sewer system to accommodate for Town Council, Public On-going new residential and commercial growth when such Works expansion is in the best interests of the Town. Strategy C. Upgrade the Calabash Treatment Facility Town Council, Public Mid-term so as to expand pretreatment capabilities and to Works accommodate new industrial growth. Strategy D. Continue to work with the City of Gastonia Administration, Public On-going to address discharge issues. Works Strategy E. Conduct an Infiltration and Inflow (I&I) Public Works Short-term study and work to correct identified issues. Objective 1.4: Develop a Stormwater Strategy A. Conduct a comprehensive stormwater Public Works Short-term Management Master Plan for the management study for the Town, including but not Town. (See also Natural Resources) limited to identification of all primary watersheds, priority drainage issues, citywide management options and cost estimates. Strategy B. Review existing regulations and Town Council, Short-term incorporate sound stormwater management principles Administration, Public into the zoning ordinance, land development Works regulations, and site review process. Strategy C. Explore funding strategies for the potential Administration, Public Short-term designation and implementation of the MS4 program. Works Objective 1.5: Ensure appropriate Strategy A. Conduct a Rate Study and a Capacity Fee Town Council, Short-term funding for system operation and study. Administration, Public capital improvements. Works Strategy B. Utilize grants, low interest loans, and Town Council, On-going cooperative agreements with developers to improve Administration, Public and/or expand water, sewer and stormwater systems. Works

Goal 2: Provide and enhance cost- efficient and effective solid waste collection and recycling services. Objective 2.1: Ensure that provision Strategy A. Maintain and replace equipment as Public Works On-going of solid waste collection and needed to ensure service delivery.

Community Facilities Element 56 recycling services is cost effective. Administration, Public Short-term Strategy B. Consider costs and benefits of current Works service delivery program compared to alternatives such as contracting out, a pay as you throw program and other service delivery alternatives. Objective 2.2: Encourage waste Strategy A. Launch a recycling outreach campaign to Administration, Public Short-term reduction and cost-effective reuse support the existing recycling programs. Works and recycling. Strategy B. Explore expanding recycling services to Public Works Short-term businesses. Strategy C. Consider an incentive program to increase Town Council, Mid-term participation in recycling. Administration, Public Works Strategy D. Look for opportunities to expand the types Public Works Mid-term of materials that are eligible to be recycled. Objective 2.3: Enhance existing Strategy A. Encourage pre-sorting of household Public Works Mid-term curbside collection programs. recycling materials through the use of multiple bins or other best-practice options. Strategy B. Investigate strategies to reduce collection Administration, Public Short-term routes. Works Strategy C. Consider a fee for special collection of Town Council, Mid-term bulky household items, such as furniture, mattresses, Administration, Public etc. Works Objective 2.4: Prevent overgrowth Strategy A. Continue to sponsor a volunteer "adopt a Administration On-going and litter in and around public block" program for litter collection. streets and places. Strategy B. Proactively enforce existing litter and Public Works, On-going dumping regulations. Development Services, Police Strategy C. Create maintenance plan for litter Public Works Short-term collection, sidewalk edging and street sweeping for Town streets with an emphasis on major corridors.

Community Facilities Element 57 Goal 3: Provide for health, safety and welfare through the provision of police and fire protection and adequate health care. Objective 3.1: Ensure adequate Strategy A. Replace vehicles and other necessary Police, Fire On-going facilities, equipment and training so equipment as needed. that emergency calls are handled Strategy B. Explore opportunities to establish Fire Administration, Police, Mid-term quickly and efficiently. and/or Police substations in strategic locations. Fire Strategy C. Plan for full-time fire protection staff. Town Council, Fire Short-term Strategy D. Construct a fire training facility to include a Town Council, Fire Long-term burn tower. Strategy E. Conduct fire hydrant surveys using GPS Fire Short-term technology. Strategy F. Proactively investigate and utilize new Police, Fire On-going technologies that will improve emergency response performance. Objective 3.2: Encourage the Strategy A. Conduct a community needs assessment Administration Mid-term development of a wider variety of to determine which types of medical care are in the local medical facilities. most demand. Strategy B. Coordinate with local and regional medical Town Council, Mid-term care providers to develop a plan to provide additional Administration medical services within the Town. Objective 3.3: Improve safety in Strategy A. Conduct fire inspections of local Development Services, On-going existing business districts and commercial and residential structures. Fire neighborhoods. Strategy B. Support community and neighborhood Police, Fire On-going watch efforts. Strategy C. Develop a plan for notifying residents and Administration, Police, Short-term business owners of emergencies and safety issues. Fire

Goal 4: Ensure that Town facilities meet the needs for successfully managing municipal operations. Objective 4.1: Expand and/or Strategy A. Complete an evaluation of the program Administration, Short-term relocate Town Hall, Development needs for Town Hall, Development Services, and Development Services, Services and Municipal Court Municipal Court. Municipal Court operations. Strategy B. Develop funding strategy and time table Town Council, Short-term for expanding and/or relocating Town Hall. Administration

Community Facilities Element 58 Strategy C. Investigate opportunities to relocate Administration Short-term Development Services and Municipal Court. Objective 4.2: Expand and/or Strategy A. Complete an evaluation of the program Administration, Public Short-term relocate Public Works operations. needs for Water/Sewer and Streets & Sanitation Works operations. Strategy B. Investigate opportunities to improve and Administration, Public Short-term expand existing storage facilities and/or relocate Works equipment to a new storage facility. Objective 4.3: Improve appearance Strategy A. Develop plan for completing upgrades to Administration, Public Short-term and record keeping of Town Section 7 of Woodside Cemetery. Works cemeteries. Strategy B. Update cemetery software with Administration Short-term information on ownership and interments in Clover Community and Woodside Cemeteries.

Goal 5: Increase access to information through technology. Objective 5.1: Improve computer Strategy A. Be proactive in the design and location of Administration Short-term and information technology access wireless technologies, with an emphasis on Wi-Fi. in the Town. Administration, Short-term Strategy B. Facilitate public access to on-line Town Recreation services by providing public computer terminals in Town Hall and other frequently visited public buildings. Strategy C. Develop policies to address the Administration, Short-term appearance and appropriate siting of communication Planning Commission, towers and antennas. Development Services Objective 5.2: Use technology to All Departments Short-term Strategy A. Enhance the Town web site to provide improve internal processes and convenient, user-friendly access to Town information service to residents. and to maximize dialogue between residents and Town officials. Strategy B. Utilize paperless communications with Administration On-going Town Council, the Planning Commission and other committees and boards. Strategy C. Use technology to improve common All Departments On-going internal processes and move toward an on-line, paperless environment where applicable.

Community Facilities Element 59 Strategy D. Implement on-line payment for Town Administration Short-term services and permits. Strategy E. Begin developing of Geographic All Departments Mid-term Information Systems (GIS) and expand its use for all Town departments. Strategy F. Integrate general accounting software so Administration Short-term that all accounting modules interface. Strategy F. Continue to evaluate and respond to new All Departments On-going technology as it becomes available.

Goal 6: Prepare for catastrophic events to minimize damage and effectively implement recovery operations. Objective 6.1: Establish, maintain All Departments Short-term Strategy A. Adopt, implement and periodically update and periodically update an effective the Town Emergency Operations Plan to reduce risks emergency operations plan. and the potential for loss of life, injury and economic damage resulting from catastrophic events. Administration, Police, Short-term Strategy B. Develop a public awareness and education program to ensure preparedness for natural Fire disasters, accidents, crime and other hazards for all residents and businesses. Strategy C. Coordinate with emergency preparedness All Departments On-going activities with York County, Duke Energy, Clover School District, large manufacturing plants, and the State. Objective 6.2: Reduce the potential Strategy A. Study the impacts of implementing rental Town Council, Short-term for loss of life, injury, and economic housing regulations to ensure basic life safety and Administration, damage resulting from fire. livability standards in those units. Development Services

Objective 6.3: Reduce the potential Strategy A. Promote location of power lines Town Council, Short-term for loss of life and property damage underground wherever feasible. Administration, Public due to fallen power lines. Works Strategy B. Consider participation in Duke Energy's Town Council Short-term program to fund burial of existing overhead lines.

Community Facilities Element 60 Goal 7: Provide parks, recreation facilities, and services which contribute to the improvement of health, fitness, and the overall quality of life in the Town. Objective 7.1: Provide quality Strategy A. Develop a Parks and Recreation Master Recreation Short-term recreation opportunities for all Plan. residents. Strategy B. Publicize existing recreational Administration, On-going opportunities through extensive outreach programs. Recreation Strategy C. Investigate recreation impact fees to Town Council, Short-term assist with the development of new parks, facilities and Administration, open spaces. Recreation Strategy D. Continue to work with the Clover School Recreation On-going District on the joint use of facilities. Strategy E. Administer periodic surveys to assess Recreation On-going community needs. Strategy F. Construct Recreation Center that will Town Council, Mid-term provide indoor recreation and meeting space. Administration, Recreation Strategy G. Complete New Centre Park. Recreation Short-term Strategy H. Continue to make improvements to Clover Recreation On-going Community and Roosevelt Parks. Objective 7.2: Establish a unified Strategy A. Update the Town of Clover Trails Plan to Town Council, Short-term open space and greenways network include greenways and open space with a special Administration, that connects parks, scenic areas, emphasis on critical preservation areas, connecting Planning Commission, and areas along selected highway public land uses, connecting areas which retain a Recreation corridors and bicycle and pedestrian natural character and implementation strategies. ways. (See also Natural Resources Objective 1.3 and Transportation Strategy B. Coordinate trail development with the Town Council, On-going Objective 2.2) Carolina Thread Trail Plan Administration, Planning Commission, Recreation

Goal 8: Continue to support a quality school system. Objective 8.1: Create safe walking Administration, Short-term and biking opportunities to area Strategy A. Work with local schools and the Planning Commission, schools for students. community to establish Safe Routes to Schools, a Recreation, Public program sponsored by SCDOT. Works

Community Facilities Element 61 Strategy B. Work with SCDOT to prioritize repair of Administration, Public On-going sidewalks and streets in school zones. Works Objective 8.2: Ensure that existing Strategy A. Study the impacts of potential new growth, Town Council, Planning On-going educational facilities are adequate. including annexations, on existing schools. Commission Strategy B. Work with Clover School District to ensure Town Council, On-going adequate facilities and infrastructure for existing and Administration, Public new facilities. Works

See also Economic Development Objective 3.1

Community Facilities Element 62 VII. TRANSPORTATION FACILITIES ELEMENT

ROADS

Clover is served by two major highways which cross in the center of town. US Highway 321 (Main Street) is a major north-south federal route which connects Columbia, SC, with Gastonia, NC, and the western North Carolina piedmont and mountains. Highway 321 provides access to Interstate 85 at Gastonia. SC Highway 55 is an east-west route which provides connections to the Charlotte and Rock Hill areas to the east and to western York County and eventually the Spartanburg-Greenville area to the west. In Clover, Highway 55 is known as Bethel Street to the east of Main Street and Kings Mountain Street to the west of Main Street. The rest of the street system in Clover is composed of local streets which provide access to residential and other land uses. There are approximately 45.37 miles of streets within the Town limits. See Figure 8 which shows the Town’s road network.

Traffic volumes are available from the South Carolina Department of Transportation (SCDOT). The latest figures are for annual average daily traffic in 2010. Average daily traffic volume on Highway 321 (Main Street) was 8,700 vehicles north of downtown and 9,600 vehicles south of downtown. Average daily traffic volumes on SC 55 East (Bethel Street) were 11,200 vehicles in 2010. For SC 55 West (Kings Mountain Street) the volume was 6,700 vehicles.

Recent road improvement projects include the widening of SC 55 from Matthews Street to just past Church Park Drive which included the addition of a center turn lane and a street light at Quinn Road and an intersection improvement at Clinton Avenue which included a traffic light and turn lanes. Highway 321/Main Street was resurfaced in 2010 and Kings Mountain Street was resurfaced in 2011. Resurfacing of Bethel Street is expected in early 2012.

The SCDOT, with assistance from Catawba Regional Council of Governments, undertakes planning for highway improvements through its Statewide Transportation Improvement Program (STIP). This plan calls for several major construction projects in western York County, funded with a combination of state and federal funds and the York County sales tax initiative. In conjunction with the Town of Clover, York County and SCDOT, all roadway projects will consider pedestrian accommodations (sidewalks and/or trails) as a part of the final design. A project in the immediate Clover vicinity is the continuation of the widening of SC 55 to Griggs Road, just past Clover High School. Construction is scheduled to be completed within the next year. Another project which has impacted the Clover area is the completion of the widening of SC 274 from Crowder’s Creek south to SC 161 toward Rock Hill. This project improved access to the Rock Hill area from Clover. The widening of SC 5 from York west to I-85 also improved accessibility to western York County. The STIP is subject to change each year.

The York County Capital Projects Sales and Use Tax Programs, commonly referred to as Pennies for Progress, were initiated by York County to provide the citizens with a

Transportation Facilities Element 63 safer and more efficient roadway system. The projects were chosen by a Sales Tax Commission that represented the citizens of York County and then were approved by the voters in York County. York County was the first county in South Carolina to pass this type of sales tax to improve the road system. A benefit of this tax is ninety-nine cents of every sales tax dollar raised in York County stays in York County. York County is currently working on three sales tax programs to improve the road system in the county: Pennies 1997, Pennies 2003 and Pennies 2011.

The East-West Gastonia Connector, or Garden Parkway, is a proposed toll road in North Carolina that will connect I-85 just west of Gastonia to I-485 near the Charlotte Douglas International Airport. The preferred route shows a toll entrance on Highway 321 about 10 minutes from the center of Clover. This project, which is still in the planning stages, will provide additional, easy access to major transportation facilities. Project completion date is set for 2014.

RAIL AND AIR

There is no rail service to the Town of Clover. The rail tracks which at one time ran through the center of Main Street have been removed. Air transportation is provided by general aviation airports in Gastonia and Rock Hill and by the Charlotte Douglas International Airport. This facility provides both domestic and international flights, and is one of the busiest airports in the nation.

PUBLIC TRANSPORTATION

York County Access is a cooperative effort of York County and the City of Rock Hill and is operated by York County Council on Aging. This service provides public transportation for residents of rural York County and the City of Rock Hill. York County Access which is also referred to as “Dial –A- Ride” is a demand response transportation system that provides vehicles to transport passengers to desired destinations within rural York County and the City of Rock Hill. The operating schedule for this service is Monday through Friday from 6:00 a.m. to 6:00 p.m. Currently, fares are $2.50 for a one way trip anywhere in York County.

SIDEWALKS

Most sidewalks in the Town of Clover are owned by the South Carolina Department of Transportation. Other than the installation of new segments of sidewalks during road construction and improvement to crosswalks on Main Street, the SCDOT has not improved any sidewalks in a number of years. Per Town Ordinance, new developments are required to install sidewalks. After completion, maintenance is turned over to the Town or, if appropriate, the homeowners association. The Town has also improved several sections of SCDOT sidewalks throughout Town.

Transportation Facilities Element 64 WALKING, HIKING AND BIKING TRAILS

Trails provide a venue for physical activities, such as walking and biking, and the benefits of these activities are significant and far reaching. Clover supports the Carolina Thread Trail plan, the first-ever plan to integrate all existing and proposed municipal and York County trails with additional greenway/trail segments that will together create a comprehensive multi-use network for connecting people, places and destinations to each other and surrounding counties. The Town of Clover Trails Plan, adopted in January 2008, complements the proposed Thread Trail in the Clover area. See Figure 9.

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! ! Transportation Facilities Element Statement of Needs and Goals

The Town will strive to create a transportation network that provides for a safe, efficient, well-maintained street network that will enhance quality of life and economic prosperity and manage future growth.

Objectives Implementation Strategies Participants Time Frame

Goal 1: Improve condition of local roads. Objective 1.1: Develop a master Strategy A. Develop a timetable/budget to repair, Administration, Public Short-term plan for road improvements and reconstruct and resurface Town-owned roads. Works maintenance of Town-owned roads. Strategy B. Develop a maintenance program for Public Works Short-term upkeep of streets, sidewalks, trails, and entrance areas to maintain their appearance and functionality.

Strategy C. Work with the South Carolina Department Administration, Public Short-term of Transportation and York County to create a map Works which shows right-of-way responsibilities. Objective 1.2: Participate in area Strategy A. Communicate with the South Carolina Town Council, On-going transportation planning efforts. Department of Transportation, York County, the Administration Catawba Regional Council of Governments, and the Clover School District about the area's transportation needs. Strategy B. Support implementation of approved Town Council On-going Pennies for Progress projects from 1997, 2003, 2011 and future funding cycles. Strategy C. Partner with federal, state and local Town Council On-going agencies to secure funding for transportation initiatives. Strategy D. Partner with the Carolina Thread Trail to Town Council, On-going ensure planning is coordinated with Town trail Recreation planning.

Transportation Facilities Element 68

Goal 2: Support an integrated multimodal transportation system. Objective 2.1: Incorporate "complete Strategy A. Incorporate "complete streets" concepts Town Council, Planning Short-term street" roadway design to safely into relevant Town policies. Commission integrate all modes of transportation Planning Commission, Short-term including pedestrian, bicycle and Strategy B. Evaluate and identify existing roads for Public Works transit traffic. possible "complete streets" retrofitting. Strategy C. Require construction of "complete streets" Town Council, Planning Short-term facilities for new roadways, where appropriate. Commission Objective 2.2: Create a more bicycle Strategy A. Update the Town of Clover Trails Plan to Town Council, Short-Term and pedestrian friendly environment. include greenways and open space with a special Administration, (See also Natural Resources emphasis on critical preservation areas, connecting Planning Commission, Objective 1.3 and Community public land uses, connecting areas which retain a Recreation Facilities Objectives 7.2 and 8.1) natural character and implementation strategies. Strategy B. Coordinate trail development with the Town Council, On-going Carolina Thread Trail Plan Administration, Planning Commission, Recreation Strategy C. Identify and address unsafe pedestrian Public Works On-going conditions (dead-end sidewalks, sidewalk obstructions, etc.) on existing facilities. Strategy D. Provide additional marked, pedestrian Town Council, Public Short-term crossings on major streets (Main, Bethel and Kings Works Mountain). Administration, Short-term Strategy E. Work with local schools and the Planning Commission, community to establish Safe Routes to Schools, a Recreation, Public program sponsored by SCDOT. Works Strategy F. Design and implement a corridor study to Administration, Mid-term prioritize main corridors and improvement goals with Economic Development an emphasis on streetscaping, signage and Board, Public Works landscaping. Strategy G. Consider change to land use ordinance to Town Council, Short-term allow for appropriate alternatives to sidewalks in new Administration, residential developments. Planning Commission

Transportation Facilities Element 69 Objective 2.3: Improve navigation to Strategy A. Replace street signs as needed with easy Public Works On-going areas of interest. to read signs. Strategy B. Study replacing existing street signs in Town Council, Public Short-term defined communities with decorative signs that include Works the name of the neighborhood. Strategy C. Study implementing a wayfinding signage Town Council, Planning Mid-term program. Commission, Public Works Objective 2.4: Maintain Town's Strategy A. Continue to support transit services Administration On-going access to transit service. provided by York County Access. Objective 2.5: Improve local street Strategy A. Develop procedure to ensure new Town Council, Planning Short-term connectivity to mitigate traffic development and redevelopment occurs in such a way Commission congestion. as to minimize traffic congestion. Planning Commission, Mid-term Strategy B. Study road network and ingress/egress Public Works options in existing commercial areas to determine if there are options for improving mobility and access by consolidating driveways, connecting commercial properties, or improving in some other way.

Transportation Facilities Element 70 VIII. PRIORITY INVESTMENT ELEMENT

In May 2007, the South Carolina Priority Investment Act (PIA) was signed into law. The PIA consists of amendments to the 1994 Local Government Comprehensive Planning Enabling Act. One of the amendments adds the Priority Investment Element to the list of required elements for local comprehensive plans. The PIA states the following regarding this new element:

A priority investment element [is required] that analyzes the likely federal, state, and local funds available for public infrastructure and facilities during the next ten years, and recommends the projects for expenditure of those funds during the next ten years for needed public infrastructure and facilities such as water, sewer, roads, and schools. The recommendation of those projects for public expenditure must be done through coordination with adjacent and relevant jurisdictions and agencies. For the purposes of this item, 'adjacent and relevant jurisdictions and agencies' means those counties, municipalities, public service districts, school districts, public and private utilities, transportation agencies, and other public entities that are affected by or have planning authority over the public project. For the purposes of this item, 'coordination' means written notification by the local planning commission or its staff to adjacent and relevant jurisdictions and agencies of the proposed projects and the opportunity for adjacent and relevant jurisdictions and agencies to provide comment to the planning commission or its staff concerning the proposed projects. Failure of the planning commission or its staff to identify or notify an adjacent or relevant jurisdiction or agency does not invalidate the local comprehensive plan and does not give rise to a civil cause of action.1

The purpose of the Priority Investment Element is to tie the capital improvement needs identified in other elements of the Comprehensive Plan to forecasted budget revenues for the next decade. It is, in essence, a condensed version of the Town’s Capital Improvements Plan (CIP) that will look only at new facilities or significant upgrades. The CIP provides an additional level of detail and justification for each project so that decision-makers, including the Planning Commission, can set priorities and allocate resources. Table 10, Selected CIP Projects 2012-2021 lists 13 projects totaling $12.35 million. Eleven of the capital projects are new items.

ADJACENT AND RELEVANT JURISDICTIONS AND AGENCIES

The Community Facilities and Transportation Elements of this Comprehensive Plan are good places to start when identifying outside funding sources and partnership opportunities. These adjacent and relevant jurisdictions and agencies, as defined by state law, should be consulted regularly regarding capital projects and major policy changes:

• Clover School District – provides public education services • SC Department of Transportation – owns and maintains public roadways • York County – owns and maintains public roadways • Local Utility Providers – electricity, natural gas, phone, television, internet

1 www.scstatehouse.gov/code/t06c029.htm

Priority Investment Element 71 Table 10 Selected CIP Projects 2012-2021

Total Project Estimate 2011/12 2012/13 2013/14 2014/15 2015/16 2016/2021

General Government Administration $ 1,000,000 $ - $ 500,000 $ 500,000 $ - $ - $ - Town Hall (NEW) p.15 $ 1,000,000 $ - $ 500,000 $ 500,000 $ - $ - $ -

Fire $ 2,950,000 $ - $ - $ 1,400,000 $ 500,000 $ 1,050,000 $ - Fire Substation (NEW) p.21 $ 1,400,000 $ - $ - $ 1,400,000 $ - $ - $ - Fire Engine (NEW) p.22 $ 500,000 $ - $ - $ - $ 500,000 $ - $ - Ladder Truck (NEW) p.23 $ 1,050,000 $ - $ - $ - $ - $ 1,050,000 $ -

Streets & Sanitation $ 165,400 $ - $ - $ 165,400 $ - $ - $ - Maintenance Shop & Yard (NEW) p.34 $ 165,400 $ - $ - $ 165,400 $ - $ - $ -

Water & Sewer $ 5,700,000 $ 50,000 $ - $ 300,000 $ 1,750,000 $ 3,600,000 $ - Sewer Lift Station Upgrades p.40 $ 1,150,000 $ - $ - $ 300,000 $ 250,000 $ 600,000 $ - Ridge Road Waterlline (NEW) p.43 $ 2,000,000 $ - $ - $ - $ - $ 2,000,000 $ - Industrial Park Water & Sewer (NEW) p.44 $ 50,000 $ 50,000 $ - $ - $ - $ - $ - Elevated Water Tank (NEW) p.46 $ 1,500,000 $ - $ - $ - $ 1,500,000 $ - $ - Highway 321 Sewer Line Improvements p.48 $ 1,000,000 $ - $ - $ - $ - $ 1,000,000 $ -

Parks & Recreation $ 2,534,000 $ 1,284,000 $ 200,000 $ 150,000 $ 750,000 $ 150,000 $ - Park at Memorial Drive (NEW) p.54 $ 2,234,000 $ 1,284,000 $ 200,000 $ - $ 750,000 $ - $ - Neighborhood Parks (NEW) p.56 $ 200,000 $ - $ - $ 100,000 $ - $ 100,000 $ - Community Trails (NEW) p.57 $ 100,000 $ - $ - $ 50,000 $ - $ 50,000 $ -

Total Expenses 12,349,400$ $ 1,334,000 $ 700,000 $ 2,515,400 $ 3,000,000 $ 4,800,000 $ -

Projected Revenues Governmental Fund $ 300,000 $ - $ - $ 150,000 $ - $ 150,000 $ - Capital Projects Fund $ 790,000 $ 390,000 $ 200,000 $ - $ 200,000 $ - $ - Enterprise Fund $ 1,325,000 $ 50,000 $ - $ 150,000 $ 125,000 $ 1,000,000 $ - Special Revenue Fund (FD Supplements) $ 1,550,000 $ - $ - $ - $ 500,000 $ 1,050,000 $ - York County Hospitality Tax Fund $ 600,000 $ 300,000 $ - $ - $ 300,000 $ - $ - General Obligation Bond $ 999,400 $ 584,000 $ - $ 165,400 $ 250,000 $ - $ - Lease Purchase $ 1,000,000 $ - $ 500,000 $ 500,000 $ - $ - $ - CDBG Grant $ 875,000 $ - $ - $ 150,000 $ 125,000 $ 600,000 $ - Park Sponsorship $ 10,000 $ 10,000 $ - $ - $ - $ - $ - Undetermined / Unfunded $ 4,900,000 $ - $ - $ 1,400,000 $ 1,500,000 $ 2,000,000 $ -

Total Revenues 12,349,400$ $ 1,334,000 $ 700,000 $ 2,515,400 $ 3,000,000 $ 4,800,000 $ -

In addition to Town of Clover projects, long-term capital plans from the other public agencies in the Clover area have been included to provide a more complete picture of future public investment and community impact. Table 11 summarizes major education and transportation projects that are planned for the next decade: 2012 to 2021.

Based on information from the Clover School District, current school facilities have available capacity until FY2016. Future school construction projects are directly related to enrollment changes and population growth; therefore, no specific timeframes are noted for these projects. Also, the budget amounts shown represent typical school construction costs and are approximate.

Priority Investment Element 72 Table 11 Public Projects in the Clover Area 2012-2021

Agency Funding Source Year Budget Amount Education Projects* $ 155,000,000 Elementary School (NEW) Clover SD TBD 2016-2021 $ 25,000,000 Middle School (NEW) Clover SD TBD 2016-2021 $ 45,000,000 High School (NEW) Clover SD TBD 2016-2021 $ 85,000,000

Transportation Projects $ 55,583,884 Bridge over Crowders Creek (Replacement) SCDOT SCDOT 2010-2012$ 1,675,000 SC Highway 55 East (Quinn Rd to Griggs Rd) York County Pennies for Progress #2 2011-2012$ 13,801,070 SC Highway 274 & 279 (5-lane to state line) York County Pennies for Progress #3 TBD $ 25,775,000 SC 321 Highway/Barrett/West Gate Connector York County Pennies for Progress #3 TBD $ 2,485,752 Griggs Road/Bate Harvey/SC 557 Intersection Realignment York County Pennies for Progress #3 TBD $ 1,000,000 Paraham Road (SC 55 to SC 161) and Shoulder Widening York County Pennies for Progress #3 TBD $ 6,522,662 SC Highway 557 (5-lane to Kingsburry) York County Pennies for Progress #3 TBD $ 4,324,400

Grand Total $ 210,583,884

* See explanation noted in the narrative.

The Priority Investments Map, Figure 10, shows the location of publicly funded projects in the Clover area over the next decade, including the location of future school sites. This composite map provides a visual tool that will help the Town of Clover and other public agencies coordinate the construction of these improvements and planning activities for additional projects.

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S K R A R C A D E P MT GALLA M E RA S NT N CR I Priority Investment Element Statement of Needs and Goals

The Town shares a commitment with our neighboring jurisdictions and agencies to work together to plan and construct the public infrastructure needed by the residents of Clover and York County.

Objectives Implementation Strategies Participants Time Frame Goal 1: Develop a comprehensive strategy to analyze, identify and finance needed capital improvements and meet the requirements of the Priority Investment Element. Objective 1.1: Continue efforts to Strategy A. Annually update the Town's Capital All Town Departments, On-going identify needed capital Improvements Plan (CIP), which is a 5 year plan. Planning Commission, improvements. Town Council Strategy B. Expand the time frame of the Town's CIP All Town Departments, Mid-term to cover 10 years. Planning Commission, Town Council Strategy C. Consider cost of maintenance and All Town Departments, On-going operation of all capital projects. Town Council Objective 1.2: Explore and develop Strategy A. Identify and pursue state, federal and local Administration On-going funding opportunities for future grants and other public and private funding for capital capital improvements. improvements. Strategy B. Consider local options such as impact Town Council On-going fees, tax increment financing and negotiated development exactions. Objective 1.3: Coordinate with all Strategy A. Identify projects within the CIP that would All Town Departments On-going adjacent and relevant agencies and require notification. jurisdictions. Strategy B. Develop a timely and appropriate Administration On-going notification schedule for relevant jurisdictions and agencies. Strategy C. Coordinate the provision of public services On-going with other local jurisdictions where such coordination All Town Departments, will provide cost savings and/or quality improvements. Town Council

Priority Investment Element 75 IX. HOUSING ELEMENT

HOUSING LOCATION

The existing land use map, shown as Figure 12, provides an illustration of the distribution of residential units throughout the Town of Clover. The information on the map is from the land use inventory conducted by Town staff in 2010. In general, there is a relatively concentrated pattern of residential land use clustered around the downtown area of Clover. The original town limits were extended to the east along Highway 55 and to the north along Highway 321 during the housing boom of the ’00 decade. The historic pattern of housing concentrated in older neighborhoods with inter-connected streets was replaced with new tract-home subdivisions dominated by cul-de-sacs. Figure 11, the Housing Types Map, provides a more specific illustration of the location of housing units.

HOUSING TYPES

Housing units in Clover are predominantly single-family in nature. The 2010 Census provides the most recent and accurate data on housing types. Of the total 2,217 housing units in Clover in 2010, 1,402 were conventionally built single-family units. This represents 63.2% of all units. There were 265 mobile homes reported. These units represent 12% of the total. Multi-family housing accounted for 448 units, or 20.2% of the total. These units were all located in various types of apartment complexes. There were 102 duplex units counted, or 4.6% of the total.

Comparisons with the figures from the previous US Census counts and with the housing inventory provide some indications of the trends in housing in the Town. The number of conventional single-family houses in the town limits continues to increase, but declined as a percentage of the total. The number of mobile homes, which had increased rapidly during the 1980s and 1990s, was up only slightly between 2000 and 2010. The rapid growth in multi-family housing over the twenty year period of 1990 to 2010 represents the major change in the mix of housing types in Clover. Figure 11 provides the location of various housing types within the town, and the data are summarized in Table 12. It must be noted that there is a disparity between the number of multi-family structures reported by the Census (550 units) and the number reported through the windshield survey (303 units). Because the Town does not have access to Census data, the difference cannot be reviewed and corrected.

Catawba Regional COG manages a regional building permit tracking system in its four- county service area. The Town of Clover and the other jurisdictions in the region provide their building permit data on a monthly basis and quarterly reports are developed which summarize the trends on the region. These reports are valuable for developing housing and population estimates in the periods between national Censuses.

Housing Element 76 Table 12 Housing Types 1990-2010

% Change % Change 1990 2000 2010 1990 to 2010 2000 to 2010

Single Family 1,085 1,208 1,402 29.2 16.1

Mobile Home 120 224 265 120.8 18.3

Duplex & Multi-Family 200 187 550 175.0 194.1

Total Units 1,405 1,619 2,217 57.8 36.9

Source: U.S. Bureau of the Census, 1990, 2000 and 2010, and the American Community Survey

AGE OF HOUSING

The age of housing is provided in the 2010 Census. Table 13 provides a summary of the age characteristics of the housing stock. The Census reports the age of housing by ten-year increments. There has been relatively balanced growth over the years. A total of 184 units still exist which were built prior to 1939. Between 1940 and 1959, 411 units were built. The decades of the 1960s and 1970s were a robust period of housing construction in Clover with an average of 36 units built per year. This rate of growth slowed considerably over the next two decades; 1980 to 1999. The first decade of the 21st Century, however, saw 527 new housing units constructed, which shattered the mark set in the 1960s. The national housing and finance crisis of 2008 cut short the historic pace of housing growth in Clover. The effect to the local and national housing industries of this economic debacle appears to be long-term in nature.

Table 13 Age of Housing

Year Constructed Number of Units Percent 2000 to 2009 527 23.8 1990 to 1999 209 9.4 1980 to 1989 165 7.4 1970 to 1979 391 17.6 1960 to 1969 330 14.9 1950 to 1959 231 10.4 1940 to 1949 180 8.1 1939 or earlier 184 8.3

Total Units 2,217 100% Source: US Census & American Community Survey

Housing Element 77 HOUSING CONDITIONS

Information concerning structural conditions of individual houses is not available from the 2010 Census. However, the Census does report on several housing characteristics which are used as indicators of housing quality. These include lack of kitchen and plumbing facilities and conditions of overcrowding. The Census Bureau defines overcrowding as the presence of more than one person per room in a housing unit. In Clover, the 2010 Census reported that 2.2% of the housing units had more than one person per room. While slightly higher than the state average of 1.9%, this rate of overcrowding has been reduced from 2000 and is less than many towns and cities in the state.

The Census also reports housing conditions from the standpoint of the presence of plumbing facilities. In 2010, the Census reported that 98% of the housing units in town had complete plumbing facilities. The statewide average is 99.5% of all housing units. The Census also reports on the lack of complete kitchen facilities as another measure of housing conditions. The 2010 Census reported that 2% of the housing units lacked complete kitchen facilities. This compares to a rate of 0.6% in the state as a whole.

The Census has no measurements for structural conditions of housing. The Code Enforcement Officer for the Town of Clover provides continuous implementation of the nuisance code and other ordinances. This enforcement has led to the demolition of several dilapidated housing units. The land use inventory, completed by Joel E. Wood and Associates in March 2010 as part of the development of the Comprehensive Plan, included a “windshield survey” of housing conditions. A judgment was made on the structural integrity of each housing unit surveyed based on its exterior appearance. Although this method has limitations because it does not involve a complete interior and exterior inspection of the houses, it does provide one of the few sources of information on housing conditions. Each house was categorized on the basis of its exterior condition as evident from the street.

Standard: The unit was structurally sound and provided safe and decent housing. The need for minor exterior repairs, such as paint, was disregarded.

Deteriorating: The structure was habitable but some structural defects were visible from an exterior view. These defects might include missing or rotted roof shingles, missing or rotted siding, cracked or missing masonry in chimneys or foundations, sagging roof members or porches, or a lack of enclosed supports for the living quarters.

Dilapidated: The structure suffered such serious deficiencies as to be considered beyond repair, considering the cost of repair and the potential value of the house. Defects might include partial collapse of walls, roofs, chimneys, or foundations. Most houses classified as dilapidated are vacant and appear to be abandoned.

The windshield housing inventory found that the housing stock in Clover was in good

Housing Element 78 condition. Of the total 1,667 single-family housing units reported in the Census, 1,612 were described as in standard condition. There were 36 units which were described as deteriorating, or 2.2% of the total. Nineteen units were classified as dilapidated. Many of these distressed properties appeared to be vacant. The deteriorated and dilapidated units were scattered throughout the community, with the exception of the western quadrant of Clover in the Calhoun-Faulkner area. The location of deteriorating and dilapidated housing units is shown in Figure 11, the Housing Types Map.

OWNER AND RENTER STATUS

The mix between ownership and rental of housing has been changing in recent years. In 1990, the US Census reported that Clover had a total of 1,305 occupied housing units. Of these, 852 were occupied by owners and 453 by renters. By 2000, the number of occupied units had increased to 1,331. There were 807 owner occupied units reported in 2000 and 524 renter units. Rental units had increased over the ten-year period from 34.7% percent of the total to 39.4%. The 2010 Census shows that the trend has slightly reversed itself, with rental units in 2010 comprising 37.1% of the total. The home ownership rate of 62.9% in 2010 compares with rates of 69.3% in South Carolina and 65.1% nationally. These patterns are summarized in Table 14 below.

Table 14 Ownership Patterns 1990-2010

% Change 1990 2000 2010 1990 to 2010

Owner-occupied 852 807 1,206 41.5

Renter-occupied 453 524 712 57.2

Source: U.S. Bureau of the Census

HOUSING AFFORDABILITY

The housing market in Clover currently provides housing units in a number of price ranges. There are generally fewer housing units available at higher prices than in the lower price ranges. The 2010 Census provides information on the financial characteristics of housing. There are several limitations to using this data. These figures are based on answers provided by the home owners or renters themselves when answering the Census questionnaire. Many owners are unaware of the current market value of their house and may give inaccurate answers. Nevertheless, the estimates provided by the Census do give a means of comparing Clover with other areas in relation to housing values at a given point in time. Table 15 provides a comparison of

Housing Element 79 the median housing value for owner-occupied housing with a number of other areas. The 2010 Census estimate for the median housing value in Clover was $112,700. This value is the higher than the median value for the City of York, but is lower than most other cities in York County and the county as a whole. An encouraging factor is that the percentage increase in median housing value between 2000 and 2010 in Clover was higher than half of the peer group.

The median gross rent is another measurement used by the Census for comparing the cost of rental units from one community to another. The 2010 Census reported a median rent for Clover of $574. This compares with $737 per month in York County as a whole and $701 in South Carolina. The median rent increased 12.5% since the 2000 Census and lags behind the county and state amounts.

Housing in Clover is available for a wide variety of income levels. The units operated by the South Carolina Housing and Finance Authority provide public housing for lower income families. Small houses and manufactured homes also are available in the private sector which has rents suitable for moderate and low income families. In the higher price ranges, there are fewer houses available. The surrounding areas of the Clover Census Division have a number of subdivisions which provide houses for moderate and higher income families.

Table 15 Median Value Owner-occupied Housing 2000-2010

% Change 2000 2010 2000 to 2010

Clover $ 80,900 112,700$ 39.3 York $ 80,900 100,900$ 24.7 Fort Mill 126,100$ 169,500$ 34.4 Tega Cay 180,500$ 266,000$ 47.4 Rock Hill $ 92,800 136,200$ 46.8 York County 119,600$ 158,900$ 32.9 South Carolina $ 94,900 134,100$ 41.3 United States 119,600$ 188,400$ 57.5

Source: U.S. Bureau of the Census & American Community Survey

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The Town of Clover will preserve and protect the neighborhood character and quality of life in residential neighborhoods; encourage a balanced range of housing type and opportunities; promote opportunities for clean, safe and affordable housing; and maintain safety, appearance and harmony within neighborhoods.

Objectives Implementation Strategies Participants Time Frame

Goal 1: Preserve and improve the character and quality of life in existing residential neighborhoods. Objective 1.1: Reduce and eliminate Strategy A. Strengthen and take necessary actions to Town Council, On-going the incidence of nuisance violations. increase enforcement of all town codes. Administration, Development Services Strategy B. Consider implementation of new rental Town Council, Short-term housing regulations to include safety inspections. Administration, Development Services Strategy C. Review alternatives for strengthening the Town Council, Short-term Town's property maintenance codes. Administration, Development Services Strategy D. Encourage neighborhood and Town Council, Short-term organizational participation in clean up and Administration, maintenance activities with specific emphasis on Development Services assisting elderly and disabled citizens. Objective 1.2: Improve opportunities Strategy A. Revise zoning standards to encourage Town Council, Planning Short-term for and encourage infill infill and redevelopment of residential and commercial Commission development. properties. Strategy B. Develop standards to ensure infill Town Council, Planning Short-term development is compatible with existing residential Commission neighborhoods.

Housing Element 82 Strategy C. Identify dilapidated structures and Development Services On-going aggressively seek to have them renovated, upgraded and/or removed by owner. Strategy D. Develop process and funding strategy for Town Council, Short-term Town to be involved in demolitions of dilapidated Administration, and/or abandoned properties. Development Services Strategy E. Explore incentives to encourage Planning Commission, Short-term residential mixed use and infill development. Administration Strategy F. Evaluate and promote the cleanup and Administration, On-going redevelopment of brownfield sites for residential, mixed Development Services use and commercial, where feasible. Objective 1.3: Ensure that existing Strategy A. Revise ordinance to ensure protections Town Council, Planning Short-term residential areas are protected from are provided between new higher density residential Commission new higher density development. and existing single-family neighborhoods.

Strategy B. Revise ordinance to protect and preserve existing and developing single family residential areas from incompatible land uses. Objective 1.4: Provide resources Strategy A. Maintain an information base of state, A dministration Short-term and incentives to encourage owners federal and private incentive programs for historic of historic resources to preserve and resources. rehabilitate their properties. (See also Cultural Resources, Goal 2, Strategy B. Explore the adoption of relevant building Town Council, Short-term Objective 2.2.) codes to maximize the preservation and architectural Administration, history of historic structures wherever possible. Development Services Strategy C. Develop a historic preservation overlay. Town Council, Planning Mid-term Commission Strategy D. Investigate the feasibility of a local Town Council, Mid-term incentive program for historic preservation which may Administration, include a revolving loan fund and local grants. Planning Commission, Development Services Strategy E. Encourage neighborhood based efforts to Town Council, Planning On-going preserve significant resources. Commission Objective 1.5: Improve visual Strategy A. Consider exterior standards for all housing Town Council, Planning Short-term appearance of neighborhoods. types including single and multi-family and Commission manufactured homes.

Housing Element 83 Strategy B. Implement anti-monotony standards within Town Council, Planning Short-term residential blocks for new developments that address Commission exterior design, size, height, roof lines, landscaping and/or color of homes. Strategy C. Investigate opportunities to rehabilitate Administration Short-term existing housing. Strategy D. Restrict the age of new manufactured Town Council, Planning Short-term housing that can be brought in to Town. Commission Strategy E. Consider limiting the number and/or size Town Council, Planning Short-term of accessory structures and personal property, such as Commission boats and campers, that can be placed on residential property.

Goal 2: Study Clover's projected housing market needs. Objective 2.1: Identify future Strategy A. Survey Town residents to determine Planning Commission, Short-term housing market demand to housing preferences, needs and future plans. Administration determine quality, quantity, price Strategy B. Survey realtors to determine housing Planning Commission, Mid-term range and types. inquiries and unmet needs. Administration Objective 2.2: Evaluate potential Strategy A. Survey newcomers to determine future Planning Commission, Mid-term markets for residential growth. housing demand. Administration

Goal 3: Update the Zoning Ordinance and Land Development Regulations to address the Town's long-term housing needs. Objective 3.1: Revise the Zoning Strategy A. Evaluate residential zoning districts to Town Council, Planning Short-term Ordinance to promote a balanced determine if current zoning provides for a suitable Commission mix of housing types. variety of housing options. Strategy B. Develop standards that encourage mixed Town Council, Planning Short-term use and pedestrian friendly developments with specific Commission emphasis in downtown and commercial districts along major corridors. Strategy C. Revise planned development (PD) district Town Council, Planning Short-term regulations to promote mixed use development and Commission "smart growth" concepts.

Housing Element 84 Strategy D. Promote neighborhood compatibility Town Council, Planning Short-term through implementation of building and design Commission standards in Town ordinances.

Objective 3.2: Encourage the Strategy A. Revise ordinances to establish incentives, Town Council, Planning Mid-term provision of additional public and such as density bonuses, for the provision of public Commission private amenities. and private amenities. Objective 3.3: Promote flexible Town Council, Planning Short-term Strategy A. Revise ordinances to promote cluster and standards that encourage Commission other non-traditional concepts while encouraging environmentally responsible preservation of open space and compatibility with development practices. existing neighborhoods. Strategy B. Incorporate "complete street" design for Town Council, Planning Short-term sidewalks, bikeways, trails, and street lights and Commission ensure linkage to existing infrastructure along all streets. Strategy C. Encourage residential developments to Town Council, Planning On-going locate in areas adjacent to existing services and Commission, infrastructure. Administration Objective 3.4: Encourage Strategy A. Encourage the use of native, drought- Town Council, Planning Short-term sustainable housing design and resistant landscaping. Commission construction methods. Strategy B. Create public education program Planning Commission, Short-term promoting the benefits of green, sustainable building Administration design, construction and maintenance. Strategy C. Consider changes to ordinance that will Town Council, Planning Short-term require new development to include sustainable, Commission energy efficient, green design.

Goal 4: Promote opportunities for housing for all residents. Objective 4.1: Encourage the Strategy A. Create options for density bonus or other Town Council, Planning Mid-term provision of a range of housing incentives for provision of affordable to moderately Commission types and price points. priced housing units. Strategy B. Engage developers to determine how the Town Council, Planning Mid-term Town can encourage low, middle and upper income Commission, rental and for sale housing units. Administration

Housing Element 85 Strategy C. Consider incentives for development of Town Council, Planning Mid-term town houses, patio homes, senior citizen complexes Commission and mid- to high-priced dwellings. Objective 4.2: Encourage home Strategy A. Develop educational materials and Planning Commission, Mid-term ownership. program to assist residents seeking home ownership. Administration Strategy B. Coordinate with other entities with a Planning Commission, On-going similar mission such as Habitat with Humanity. Administration Objective 4.3: Create programs to Strategy A. Conduct an annual Needs Assessment as Town Council, On-going enhance the quality of life in existing required by the Community Development Block Grant Administration low and moderate income (CDBG) Program. neighborhoods. Strategy B. Invest public resources to improve the Town Council, On-going quality of infrastructure serving low to moderate Administration, Public income neighborhoods. Works

Housing Element 86

X. LAND USE ELEMENT

LAND USE INVENTORY

In March 2010, a Land Use Inventory was undertaken using a “windshield survey” method. Each building in town was viewed from an automobile to verify the existing land use patterns and to illustrate on a map the various land uses.

The inventory categorized active land uses according to the following types:

• Residential - single family: Conventionally-built detached house intended for the occupancy of one family.

• Residential - multi-family: A development of three or more attached housing units, whether individually owned as condominiums or rented as apartments.

• Mobile housing unit: A single wide mobile home, whether on a temporary or permanent foundation. Some mobile homes may have stick-built additions. Double-wide or multi-section manufactured homes were noted on the inventory sheets where possible. In many cases it is difficult to distinguish between double-wide manufactured homes and conventional homes without doing a more complete inspection.

• Commercial: Uses involving wholesale or retail trade, service, offices, or other for-profit activities.

• Industrial: Uses involving the manufacturing or processing of materials or products.

• Public: Uses generally accessible to the public and involving not-for-profit activities. These include public buildings, parks and designated open spaces, schools, churches, golf courses, fraternal organizations, and other buildings and uses open to the public.

• Vacant: Land on which no structure has been placed and which has no apparent active use. These areas may include vacant lots, forested lands, and fields. The Land Use Inventory was conducted on behalf of the Town by Joel E. Wood and Associates. The base data came from the York County parcel records and were analyzed by Catawba Regional COG staff using GIS (geographic information system) software.

Land Use Element 87 LAND USE SUMMARY

The Inventory helped produce the Existing Land Use Map, shown as Figure 12. The map shows in color the basic land use classifications. Clover has a relatively consistent and traditional land use pattern. Table 16, Land Use Distribution, provides a breakdown of the land use categories by parcel and acreage.

As expected, the largest number of acres (946) and parcels (1,958) are devoted to single-family residential use. Large areas of single-family houses exist without encroachment from other types of land uses. The predominant housing type is the single- family residence. There are several multi-family and duplex projects. Manufactured homes are present; both scattered on lots within conventional residential areas and located in mobile home parks and subdivisions. The majority of these mobile homes are single-wide units, but there are a number of double-wide or multiple section homes.

Table 16 Land Use Distribution

Category Parcels Percent Acres Percent

Single-family residential 1,958 71.0 946.4 37.3 Multi-family residential 26 0.9 42.2 1.7 Commercial/Light Industrial 192 7.0 533.2 21.0 Heavy Industrial - - - - Government/Public 75 2.7 266.7 10.5 Vacant 505 18.3 748.5 29.5 Total 2,756 2,537.0

The commercial areas make up 21% of the land area and are generally confined to the downtown areas and to the major traffic routes, such as US Highway 321 and SC Highway 55. The core commercial area is in the downtown area. There is relatively little intrusion of commercial into residential areas, although there has been some conversion of residential properties to commercial use along the major thoroughfares. Light industrial land uses are located in several areas of town. There is a concentration of small industrial land uses developing at the northern edge of Clover along Industrial Park Drive and Mountain View Industries Road.

Public land uses are somewhat limited in the town limits. Major public uses include the Blue Eagle Academy and Kinard Elementary School, the Clover School District Office, Woodside Cemetery, the Clover Community Park and several smaller parks, and a number of churches and public buildings.

Undeveloped or vacant land makes up a considerable portion of Clover’s incorporated area, approximately 30%. This situation provides the opportunity for future growth and development, and the challenge to retain the character that makes Clover a unique community. Land Use Element 88 A

O CEDA K COLONIAL R D O A A K U D

T Y

R DULIN O FLAT STONE B HIGHWAY 321 IN S DRYBROOK D O A N DECLARATION LOVE A I O M C R A J A N N

ALPINE E

L Town of Clover

BARRETT G E AT L T Existing Land Use L ES O RG Y RIDGE U B S B D OW N DEEP HOLLOW B WILLIAM E R W LING GR E IG Figure 12 A KNOX D H I RHYNE SAN C E I DY R O K GENERALS T HIDDEN BROOK R E

Single Family Residential PINEKNOT Highway ER SH WOOD Multi-Family Residential Secondary Road

L O Commercial / Light IndustrialBLO Railroad LLY BIRCH Government / Public D Water Bodies O

ADMIRALS W

H E Vacant AT ND SG E BIRC

R Revised March 2012 KENDRICK TE A W IL Data Sourced from Catawba Regional Council of Governments, K Town of Clover, & York County Planning Department BALLYCASTLE Catawba Regional COG disclaims any liability or responsibility for

D N A R R E B

H HIGHWAY 55

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C FUTURE LAND USE PATTERNS

There are a number of factors which will influence the future pattern of land use development in Clover. Some future patterns are already evident. There is significant activity in the development of single family residential subdivisions to the north and east of the Town center. The Clover Census Division, which includes the Lake Wylie area, is growing rapidly due to the proximity to the Charlotte, Gastonia and Rock Hill urban areas. Historically, most of the subdivision growth has been in the unincorporated areas. This pattern changed somewhat in the 2000’s due to Clover’s ability to offer water and sewer utilities to developers.

If the Town of Clover can continue to attract quality subdivision development, land use patterns will change significantly. The town must continue to be receptive in annexing newly developing areas in order to take advantage of growth opportunities that will return when the economy rebounds.

Commercial land uses will continue to expand. The trend in recent years has been for larger- scale new commercial development to be on the fringes of the town, especially on SC Highway 55 east. Clover has not yet experienced a great deal of highway-related new commercial growth, such as shopping centers and fast food outlets. If significant residential growth occurs, these commercial uses will follow. Because they tend to generate traffic and influence property values around them, larger scale commercial developments will tend to have a major impact on the patterns of development for the town. Again, an annexation policy will help Clover exercise development control over new commercial development, create more uniform corporate boundaries of the town, and realize economic benefits.

Industrial development is also a generator of additional revenue. Most municipalities are actively seeking clean, good quality industries which will provide jobs, increase the tax base and act as good neighbors to surrounding land uses. Clover has been wise to encourage the development of new light industrial areas, such as Westgate Industrial Park. Additional areas in and near the town limits may be available for industrial development. The provision of adequate water and sewer services will be a critical factor in the attraction of industry.

There are a number of natural factors which limit or influence development patterns. These are described more fully in the Natural Resources Element. Flood plains, slopes, wetlands, and soil limitations all influence the density or location of land uses. Because of its location on a ridge line, Clover has few limitations related to these factors.

The transportation resources of an area can have a major influence on its development. As noted earlier, the land use patterns in Clover are heavily influenced by the presence of US Highway 321 as a major north-south highway and SC Highway 55 as an east-west route. Both of these major roads have attracted concentrations of commercial uses. This pattern will likely continue and intensify without clear direction and influence from revised development codes. New transportation facilities can heavily influence land use development patterns. For example, the South Carolina State Transportation Improvement Plan (STIP) includes a project that will have a direct impact on Clover. The improvements to SC Highway 55 (Bethel Street) from US Highway 321 in downtown Clover east to the intersection of SC Highway 557, were developed in consultation with Town officials and the Catawba Regional Council of Governments. This project is nearing completion and should provide some relief to motorists that use this vital transportation corridor.

Land Use Element 90 Both the Town of Clover and York County have zoning ordinances and land development regulations in place. These ordinances have the potential for having a significant impact on the future patterns of land use by controlling the types and density of land use. Clover’s current codes and regulations tend to maintain existing development patterns that include strip commercial development and the segregation of land uses. The current development codes are limited in terms of allowing mixed-use, walkable communities that are sustainable and reflect the character and charm of Clover’s historic village settlement pattern. In order to reverse the sprawl development pattern that is eroding the community’s special character, a major overhaul is needed.

LAND USE PLAN The purpose of the Land Use Plan is to provide a general guideline for development over the next twenty years for the Town of Clover. The Plan represents an ideal development pattern for the town. The various elements which have preceded the Plan have provided background information on the existing conditions and growth trends which are shaping the future of the community.

Before the Plan itself can be discussed, it is important that the purpose and role of the Land Use Plan be understood. It is a general guide for the development of the Town of Clover over a twenty-year period. It is not a zoning ordinance, but it will serve as the basis for many future land use decisions and zoning amendments. It does not attempt to predict or dictate the development of individual parcels of land. Rather, it recommends that general areas of the community develop in a particular way. It attempts to anticipate development patterns, based on projections of population and known factors, such as planned public improvements.

The Land Use Plan will serve as a guide for future decisions of the Town Council and Planning Commission in a number of areas, including the revision of the zoning ordinance through the amendment process, the placement of public facilities and improvements, and the protection of natural and cultural resources. The Plan must be constantly analyzed and should be formally reviewed on a regular basis. The Land Use Plan can be effective in its efforts to improve the development patterns in Clover, but only if its purpose in relation to land use ordinances is understood and only if it is kept up to date.

LAND USE PLAN MAP Within each element of the text of the Comprehensive Plan, goals, objectives and implementation strategies have been developed which, along with their time frames and implementation schedules, form the basis of the Plan. The Future Land Use Plan Map attempts to consolidate many of these recommendations in a visual format. The Future Land Use Plan Map shown in Figure 13 provides a summary of the recommendations of the Plan.

Based on the projected population growth in the town, it is anticipated that most of the land currently within the town limits will be developed in the next twenty years. It is also likely that growth will expand into the adjacent unincorporated areas, and one of the recommendations of the Plan is that the Town Council be active in attempting to annex surrounding areas into the town limits when such annexation is to the benefit of the town. The Land Use Plan generally covers the area of the existing town limits but also includes areas that may be annexed even though the Town of Clover not authorized to impose zoning outside its limits.

The Future Land Use Map provides general locations for residential, industrial, commercial, Land Use Element 91 planned development and public land uses. The boundaries of these areas are not meant to be exact or to conform to parcel lines but rather represent general areas. The various land use types are discussed below and in Table 17, Future Land Use Map Transition Table.

Residential. The predominant housing type in Clover is the single family home. Manufactured homes have slightly increased over the last ten years as a housing type, as have apartments. One of the most important goals of the Land Use Plan is the protection of existing single family residential neighborhoods and the development of new single family residential areas. The Plan Map shows that much of the currently undeveloped land in Clover is scheduled for development as residential. The zoning ordinance can be used to designate which areas are to be reserved for single family housing and which may be made available for manufactured housing, multi-family housing and mixed use development.

Commercial. Clover is characterized by the presence of strong north-south and east-west highways which divide the town into four quadrants. The land use pattern which has developed over the years is the development of commercial and industrial land uses along US Highway 321, the major four-lane, north-south highway which also serves as Main Street. The Land Use Plan proposes to emphasize this trend with a major area of commercial land uses along Main Street/Highway 321 through the Town. This high-traffic area is best suited to providing access to commercial land uses. Commercial development along SC Highway 55, the major east-west route, has also been steady in recent years, especially to the east of the Town center. Along significant stretches of Highway 55, well-established residential areas exist which should be preserved. Additional commercial areas are likely to develop along the major traffic arteries outside the town limits.

Industrial. The goals and objectives of the Plan recommend an aggressive program of developing areas for future industrial development. Most of these areas will be outside the existing town limits due to a lack of suitable land for development in the Town. The Land Use Plan Map shows a number of areas for industrial development, most of which already have an industrial character. As the town limits grow, other areas will be added in future revisions of the Plan.

Public. Major areas of public land uses are shown on the Land Use Plan Map. In order to enhance the quality of life in Clover, many public improvements are recommended, such as increased facilities for pedestrians, a system of trails for hikers and bikers, preservation of open space, creation of public amenities within new residential neighborhoods, and public landscaping and streetscape efforts.

Land Use Element 92 Table 17 Future Land Use Map Transition Table

Zoning District Intensity

Land Use Type R-20 R-12 R-7 R-5 B-4 B-2 B-1 MU ID PD R U R A L -- U R B A N A URB -- L RURA T3.1 Suburban Residential X X X

T3.2 Traditional Residential X X X X

T4.1 General Urban X X X

T4.2 Corridor Commercial X X

T5 Downtown X X X

SD1 Industrial District X

SD2 Special District X

Land Use Type Descriptions Zoning District Descriptions

Suburban Residential - Mostly low density with some medium density, residential neighborhoods. Any use R-20 Residential – Low Density which, because of its character, would interfere with the residential character of the district is discouraged. Includes newer residential developments such as Clover Meadows and Irish Downs. R-12 Residential – Medium Density Traditional Residential - A mix of low, medium, and high density residential development found in the older, well- R-7 Residential – High Density established areas of town. Any use which, because of its character, would interfere with the residential character of the district is discouraged. R-5 Residential – High Density General Urban - A mix of residential and low intensity commercial uses but primarily residential. Generally B-4 Neighborhood Commercial located in areas that are adjacent to both residential and commercial areas. Corridor Commercial - High intensity commercial uses that are typically auto-oriented such as grocery stores, B-2 Highway Commercial fast food franchises, etc. Downtown - The historic core of the Town's commercial activity with high pedestrian traffic, government uses, B-1 Central Business District landmark buildings, offices, restaurants and shops. Industrial District - A wide variety of small to medium industrial and commercial uses. MU Mixed Use District Special District - Large-scale mixed-use projects that are to be master planned and may take multiple phases to ID Industrial District complete. Also includes unique uses such as schools. PDD Planned Development District

Revised 7/10/17 and 10/16/17 93 Land Use Element

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Land Use Element Statement of Needs and Goals

The Town of Clover is a small, rural community that wants to continue to foster a small town atmosphere while at the same time welcome new and diverse growth. The Town desires to develop a land use plan that preserves a quality living environment for all its residents by ensuring a balanced mix of residential and commercial development while protecting and improving natural resources; preserving historically significant commercial districts and residential neighborhoods; and creating a desirable, visually attractive, safe and economically stable community.

Objectives Implementation Strategies Participants Time Frame Goal 1: Utilize appropriate planning procedures and innovative planning tools to guide growth, development and redevelopment. Objective 1.1: Revise land use Strategy A. Using the Town's Comprehensive Plan as Town Council, Planning Short-term policies to achieve the goals of the a guide, update zoning and land development Commission, Comprehensive Plan. ordinances as needed. Administration Strategy B. Update the Zoning Map as needed to help Town Council, Planning Short-term achieve the goals of the Comprehensive Plan. Commission, Administration Strategy C. Consider adopting new planning and Town Council, Planning On-going zoning tools that will help achieve the goals of the Commission, Comprehensive Plan. Administration Objective 1.2: Encourage Strategy A. Develop a methodology to analyze the Town Council, Planning Short-term annexation in appropriate areas. costs and benefits associated with an annexation Commission, request as a basis for determining its merit. Administration Strategy B. Encourage annexation of properties that Town Council, Planning Mid-term are "donut holes" and/or would provide more uniformity Commission, and consistency to the Town's boundaries. Administration Strategy C. Promote annexation of land in locations Town Council, Planning On-going where infrastructure is already in place. Commission, Administration

Land Use Element 95 Strategy D. Consider use of development agreements Town Council, Planning On-going to encourage annexation of large, master planned Commission, developments into the Town. Administration Objective 1.3: Update and enforce Strategy A. Examine and modify codes as needed to Town Council, On-going nuisance and zoning codes to achieve the goals of the Comprehensive Plan. Administration, protect and preserve quality of life Development Services and to create an attractive environment.

Goal 2: Promote orderly and balanced growth, development and redevelopment. Objective 2.1: Ensure that all future Strategy A. Enforce landscape guidelines, tree Planning Commission, On-going development is environmentally ordinances, and other regulations to protect natural Administration sensitive. resources. Strategy B. Consider impacts to natural resources Town Council, Planning On-going when making land use decisions. Commission, Administration

Objective 2.2: Protect existing Strategy A. Revise ordinance to protect and preserve Town Council, Planning Short-term stable land uses from encroaching existing and developing single family residential areas Commission, incompatible uses. from incompatible land uses. Administration Strategy B. Ensure that existing residential land uses Town Council, Planning Short-term are protected from non-residential uses to the extent Commission, that the character of the neighborhood is not Administration compromised. Strategy C. Review and revise development standards Town Council, Planning Mid-term that affect the scale of structures in residential areas, Commission, including but not limited to building heights and Administration setbacks, so that they provide compatibility with existing residential neighborhood character while accommodating current building practices and potential future needs.

Objective 2.3: Promote sustainable Strategy A. Promote compact development to Town Council, Planning On-going growth. maximize use of existing and planned public facilities, Commission, maximize preservation of open space, minimize public Administration service cost, and reduce negative environmental impacts.

Land Use Element 96 Town Council, Planning Short-term Strategy B. Consider the addition of a cluster Commission, development option to the Town's subdivision regulations that will encourage cluster development Administration and preservation of open space. Strategy C. Revise ordinances to ensure that private Town Council, Planning Short-term developers provide adequate open space for the Commission, residents of their residential developments. Administration Strategy D. Guide the location, mix and quality of Town Council, Planning On-going private development to meet both private and public Commission, land use objectives. Administration Strategy E. Review standards for sidewalks, bike Town Council, Planning Short-term paths and street lights in new developments to ensure Commission, linkages and connection to existing infrastructure. Administration

Objective 2.4: Identify land for Strategy A. Preserve areas suitable for major Town Council, Planning Short-term commercial and industrial uses in commercial and industrial development from Commission, amounts needed to accommodate encroachment of new residential development. Administration future growth in order to sustain future economic opportunities and Strategy B. Coordinate with York County on land use Planning Commission, On-going fiscal health. of property adjacent to the Town to ensure Administration compatibility.

Objective 2.5: Promote efficient use Strategy A. Evaluate future changes to zoning and Town Council, Planning On-going of public infrastructure. land development standards as they relate to impacts Commission, on current and planned community facilities and Administration, Public infrastructure. Works Strategy B. Revise the zoning ordinance and land Town Council, Planning Short-term development regulations to require, where possible, Commission, consolidation of new driveways, with existing Administration driveways and coordination of traffic controls on all major corridors. Strategy C. Evaluate current and consider new Town Council, Planning Mid-term strategies, such as impact fees, to fund new and/or Commission, All improved public facilities. Departments Strategy D. Review and revise regulations to Town Council, Planning Short-term incorporate "complete streets" roadway design. Commission, Administration

Land Use Element 97

Goal 3: Provide alternatives in the housing market to meet the diverse needs in the Town. Objective 3.1: Provide a range of Strategy A. Revise the zoning and land development Town Council, Planning Short-term housing options to serve the long- regulations to encourage mixed-use development, Commission, term needs of the Town. patio homes, townhouses and other types of housing Administration to provide alternative housing options in designated areas. Town Council, Planning Short-term Strategy B. Revise zoning standards to encourage Commission, infill and redevelopment of residential properties. Administration Objective 3.2: Promote the location Strategy A. Revise zoning standards in commercial Town Council, Planning Short-term of higher density mixed-use districts to encourage mixed-use development. Commission, developments in established Administration commercial corridors. Strategy B. Revise zoning standards to encourage Town Council, Planning Short-term infill and redevelopment of commercial properties in Commission, existing commercial corridors. Administration Strategy C. Revise the zoning and land development Town Council, Planning Short-term regulations to ensure that adequate protections are Commission, provided between new higher density residential Administration development and existing single family neighborhoods.

Goal 4: Ensure that the Town is served by attractive commercial districts in appropriate locations that meet the day-to- day needs of residents and visitors. Objective 4.1: Provide a broad range Strategy A. Locate primary shopping areas on major Town Council, Planning On-going of convenient shopping venues. corridors, i.e. Highway 321 and Highway 55. Commission Strategy B. Encourage small-scale neighborhood Town Council, Planning On-going shopping within easy walking distance to Commission neighborhoods. Strategy C. Review and revise existing commercial Town Council, Planning Short-term zoning districts to ensure that uses allowed are Commission, compatible with the intent and location of the district Administration and surrounding land uses.

Land Use Element 98 Objective 4.2: Ensure that new and Strategy A. Consider development and adoption of Town Council, Planning Short-term existing commercial developments architectural review standards for major commercial Commission, are attractive in appearance. corridors and other significant land developments. Administration Strategy B. Consider regulations for "big box" retail Town Council, Planning Short-term establishments that may include maximum allowed Commission, gross floor areas, design standards such as façade Administration articulation, parking, lighting, etc. Strategy C. Consider minimum open space Town Council, Planning Short-term requirement in commercial districts. Commission, Administration Strategy D. Review and update sign regulations Town Council, Planning Short-term regarding sign type, size, location and number allowed. Commission, Administration Strategy E. Consider exterior standards for Town Council, Planning Short-term commercial structures. Commission, Administration Strategy F. Consider implementing a masonry Town Council, Planning Short-term ordinance to require commercial structures to have Commission, minimum front and side facades comprised of brick, Administration stone or stucco. Strategy G. Review and update landscaping Town Council, Planning Short-term ordinance to ensure requirements meet the Town's Commission, objectives with regards to aesthetics and preservation Administration of natural space. Strategy H. Enforce Property Maintenance Codes. Development Services On-going

Strategy I. Increase funding and expand Town's Town Council, Mid-term Façade Grant Program. Economic Development Board, Administration Strategy J. Investigate incentive program for Town Council, Mid-term enhanced property maintenance. Economic Development Board, Administration

Land Use Element 99 Strategy K. Continue beautification, landscaping and Town Council, On-going streetscape improvements in commercial areas with a Administration, Public particular emphasis on the downtown commercial Works district.

Objective 4.3: Promote small to Strategy A. Develop incentives to promote unique, Town Council, Short-term medium scale commercial and office locally owned and small businesses in the Town, Economic Development developments. particularly in the downtown commercial district. Board, Administration Strategy B. Consider incentives to retain existing Town Council, Mid-term businesses. Economic Development Board, Administration Strategy C. Work with local property owners and Town Council, Short-term realtors to ensure information about properties for sale Economic Development or rent is readily available. Board, Administration

Land Use Element 100