MANNING, S.C. (WIS) - Clarendon County leaders are rushing to pass a temporary halt on new data centers after discovering a glaring loophole in local zoning laws that could allow massive tech developments to bypass public review and build on private land.

Clarendon County Council held a special called meeting Monday night to fast-track a moratorium that temporarily blocks new applications for data centers and battery energy storage systems. The emergency measure, which passed its second reading, comes as the county prepares for its first-ever data center to move into an existing spec building at a local industrial park.

While administrators and residents agree the current project is a good fit, officials realized the county has zero zoning ordinances specifically designed to regulate where future, much larger data centers can set up shop.

‘It’s because we don’t have any’

The vulnerability lies in how local building codes classify data centers. Under current regulations, they are categorized simply as “warehouses” for data storage.

“The problem is, it’s lack of,” Clarendon County Administrator Walt Ackerman said of the county’s zoning rules. “It’s not that our zoning is vulnerable. It’s because we don’t have any. We have zoning that controls your run-of-the-mill industrial facilities, but in the case of these data centers, we don’t have water restrictions, power restrictions.”

Currently, if a property is zoned for general commercial use, a developer can walk into the planning office and obtain a permit to build a data center without county council approval, public hearings, or administrative oversight.

Without the moratorium, officials fear developers could purchase private farmland, wooded areas, or land directly in residential neighborhoods to construct massive data facilities.

“That is the sole purpose of the moratorium, is to allow the county to put the things in place to keep them out of the areas where our folks don’t want them,” Ackerman said. “Nobody wants somebody to come, go to the north end of the county and buy 500 acres of farmland and throw a data center up on it.”

The first data center is coming

The county’s push to rewrite its zoning codes was triggered by a sudden turn of events at a local industrial park.

According to Ackerman, an industrial tenant backed out of a spec building owned by a private group in the park. Santee Electric Co-op remarketed the building and, within two days, secured a contract with a data center operator. The county was legally notified of the project on Aug. 18.

Because the site is located in an established industrial park, the county cannot legally block the project. However, Ackerman noted that Clarendon County “got lucky” with this specific operator.

The facility is relatively small compared to “hyperscale” data centers, requires no additional infrastructure, and will consume roughly 8,000 gallons of water per day—the majority of which will be used for exterior landscaping. Only about 1,400 gallons will return to the City of Manning’s sewer system, representing minimal environmental impact.

The deal is currently awaiting final capacity verification from the power provider. If the utility confirms it can supply the necessary electricity, construction is expected to move forward.

Protecting the rural way of life

While technological advancement brings economic opportunity, residents are demanding a say in how their communities are reshaped.

Jocelyn Walker, a nearby resident, stood with local protesters outside Monday’s meeting. She expressed relief that the county is taking steps to protect local farmland and forests, but emphasized that neighboring rural towns must not be left out of the conversation.

“I’m happy that agriculture is here,” Walker said. “I’m always happy about the advancement of technology, but I also wanted to be balanced with Somerton having some input and a voice in the issue here locally.”

Ackerman, an avid outdoorsman, echoed those sentiments, stating his personal commitment to preserving local lakes, rivers, and fields.

“Legally, we cannot say no to the industrial park,” Ackerman said. “We’re trying our best to stop it from going in your backyard.”

Rushing the timeline

Monday’s special called meeting was originally scheduled to address a deadline for delaying property tax reassessments. Recognizing the immediate risk of developers learning about the zoning gap, council members voted to append the moratorium ordinance to the agenda.

Clarendon County typically holds only one regularly scheduled meeting per month. Under a standard schedule, the three required readings for the moratorium would have stretched from August to October, leaving a wide window of vulnerability. By utilizing the special called meeting for the second reading, council effectively cut a full month off the timeline.

Because the second reading was fast-tracked at a special meeting, a public comment period was not legally required to be on the agenda, and none was held Monday night. However, county officials confirmed that a formal public hearing and comment period will take place during the third and final reading.

The third reading is scheduled for the regularly scheduled September council meeting. If approved, the moratorium will temporarily freeze new applications, giving the planning commission time to draft permanent zoning guidelines.

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Purchasing a home is one of the most important investments there is. More than a place to live, homeownership is an asset with the potential to tremendously rise in value. But with home prices reaching record heights, affordability plays a huge role for buyers.

The typical home value in the United States was $371,757 in July, 1.1% higher than the year before.

High mortgage rates are also making monthly payments more expensive; as of August 13, the 30-year fixed mortgage rate sits at 6.67%.

Although home prices have inflated all across the U.S., there are some cities that command a higher price tag than others. Location, size, age, and condition are all contributing factors to home value.

Stacker compiled a list of cities with the most expensive homes in the Sumter metro area using data from Zillow. Charts show the monthly typical home value since January 2018. All 14 cities and towns with data available were included in the list.

#14. Mayesville, SC

- Typical home value: $89,406- 1-year price change: -12.4%- 5-year price change: -27.0%

#13. Kingstree, SC

- Typical home value: $114,569- 1-year price change: -8.5%- 5-year price change: +8.0%

#12. Greeleyville, SC

- Typical home value: $122,783- 1-year price change: -5.0%- 5-year price change: +8.7%

#11. Rembert, SC

- Typical home value: $123,245- 1-year price change: -6.0%- 5-year price change: -9.7%

#10. Pinewood, SC

- Typical home value: $130,136- 1-year price change: -6.5%- 5-year price change: -19.8%

#9. Lynchburg, SC

- Typical home value: $131,405- 1-year price change: -6.6%- 5-year price change: -14.5%

#8. Cades, SC

- Typical home value: $152,164- 1-year price change: -2.2%- 5-year price change: +4.9%

#7. Gable, SC

- Typical home value: $171,711- 1-year price change: -1.9%- 5-year price change: -1.8%

#6. Alcolu, SC

- Typical home value: $173,930- 1-year price change: -3.4%- 5-year price change: -3.9%

#5. Turbeville, SC

- Typical home value: $179,055- 1-year price change: -1.2%- 5-year price change: -6.0%

#4. Summerton, SC

- Typical home value: $201,999- 1-year price change: -3.7%- 5-year price change: +4.3%

#3. Sumter, SC

- Typical home value: $207,039- 1-year price change: +1.1%- 5-year price change: +18.4%

#2. Dalzell, SC

- Typical home value: $218,868- 1-year price change: +2.9%- 5-year price change: +33.3%