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South Carolina is seeing unprecedented levels of development and that will invariably result in conflicts between developers and county and city councils. Unfortunately, these conflicts can turn ugly as demonstrated by the correspondence below, which includes a copy of an email sent out by Matthew Durham, Chairman of the Oconee County Council in response to a letter sent to the county administrator by a developer who had proposed building a 5,200 home development. Following Durham’s response is a copy of the developer’s letter.
Developers threatened lawsuits, smears, and political action if we don’t bend the rules. Here’s why we are standing firm.
Over the last few months, county council has been approached by a developer wanting to build 5,200 homes in Newry. This is the first time we’ve been approached by a residential developer like this since I’ve been on council. We’re normally not approached by residential developers, and certainly not for a project of this scale.
The developer came to council seeking a special deal to cram 5,200 homes, far beyond Oconee County’s density standards, into Newry. They wanted to use a Planned Development Agreement to get around Ordinance 2024-18, the law that protects our roads, schools, utilities, public services, and the character of our county.
This is a 600-acre tract wedged between Highway 130 and Old Clemson Highway. Neither of those roads could begin to handle the traffic from a mega housing development of 5,200 homes. That alone shows how out of step this proposal is with reality and with the needs of Oconee County.
And despite what their letter claims, the very first concern raised by council about this project was the sheer number of houses and the density. From the start, we made it clear that 5,200 units on this site was unacceptable and out of line with Oconee County standards.
We told them no. They can build within the rules like everyone else, but we will not hand out exemptions. In response, they sent a letter saying they don’t feel compelled to recognize our ordinance and even threatened annexation, lawsuits, and political action against us if they don’t get their way. Their letter explicitly threatens a media campaign if Council does not relent. In plain terms, they’re threatening to launch a public smear to force this change. That tactic will not work here. Maybe threats work against politicians in Pittsburgh and Charlotte, but it won’t work here.
As part of their threats, they said they may sell the property to a “big out-of-area developer.” The irony is, that’s exactly what Mr. Hart is. Mark Hart isn’t a local landowner—he built his career as the Chief Financial Officer of the Pittsburgh Steelers and later as the Chief Operating Officer of the Carolina Panthers. During his time with the Panthers, Hart was a central figure in the infamous Rock Hill practice facility project, a half-billion-dollar deal stuffed with taxpayer subsidies that collapsed into bankruptcy and left York County residents holding the bag.
In their letter, they even threatened political action. This shows exactly what’s at stake: this isn’t just about one project, it’s about outside developers trying to buy influence and remake Oconee County politics in their own interest.
Let me be very clear: I believe landowners have the right to use and develop their land as they see fit, so long as they follow the law. What I do not believe in is carving out special exemptions or playing favorites. The same rules that apply to every property owner in Oconee County will apply here—no exceptions.
We don’t like threats, we won’t back down, and we will not be intimidated. Oconee County is not for sale. The people of this county do not want this kind of development, and this council will stand with our citizens every single time. Growth is welcome, but only if it respects our standards and our way of life.
Our commitment is simple—protecting Oconee’s way of life, ensuring our ordinances are applied equally, and ensuring that the future of this county is decided by its people, not outside developers.
Standing Firm,
Matthew Durham
Chairman, Oconee County Council
Lot size/density requirements in a community are meant to facilitate best use of land congruous with the community. Exemptions, zone changes, etc. are a means of bypassing land use regulations. They also constitute spot zoning. Once a town or city starts allowing spot zoning, it is virtually impossible to stop. A precedent has been established and the municipality is on shaky grounds then if they deny a change.
Planned districts or planned communities or mixed use projects, while promising open land set asides or commercial business, is simply a break from established zoning to allow builders/developers to attain max profit by squeezing more homes into a given tract of land but on much smaller lots.
When these types of re-zoning or exemptions are allowed, it creates more, excess residential building which becomes a tax burden on existing citizens because they create the need for more roads, more sewer and water lines, more schools, more fire, police and buildings.
A community should always seek controlled, manageable growth and expansion.
What many people don’t realize is that each residence added to a city or county increase the cost of services- police, fire, utilities that need to be provided. Depending on the cost of a home, the tax revenue may be less than the cost of the additional services. That can result in tax rates being increased for all property owners. We’ll do some research to see if we can determine the tax/service cost break even point in various areas of the state.
[…] United Homes Group had purchased three tracts of land in Oconee County with the intention of building a multi-use development with thousands of homes and space for commercial businesses. UHG Mark Hart had approached the county council and presented his plans. Council chairman Matthew Durham advised Hart that his proposal did not meet county zoning ordinances, whereupon Hart responded by making threats. […]