Westgate Industrial Park

Overview of Westgate Industrial Park

Westgate Industrial Park is a 130-acre (total site size, with approximately 89 developable acres) business park located in Clover, South Carolina, in unincorporated York County. It is positioned adjacent to US Highway 321 and Ballycastle Drive, offering a rural setting with convenient access to major transportation routes. The park is owned and developed by the York County Natural Gas Authority (YCNGA), which promotes it as an affordable option for industrial development with all utilities in place and restrictive covenants to maintain its character and protect investments. Parcels range from a minimum of 5 acres (divisible) up to 47 acres, with a maximum building size of around 100,000 square feet per site. The land is priced at $25,000 per acre and is zoned primarily for light industrial (LI) use, though some adjacent parcels fall under rural development (RUD) zoning with requirements to align with the park's covenants. It is marketed as part of South Carolina's Palmetto Sites certification program, indicating readiness for development with completed due diligence on utilities and infrastructure.

The park's elevation is flat at around 783 feet, with friable (loose, workable) soil types and forested site improvements. A master development plan was prepared in 2013 by Alliance Consulting Engineers, dividing the area into multiple parcels with common areas and roadway rights-of-way. It is situated in a growing region, with a labor force of over 600,000 within a 45-minute drive and 1.3 million within 60 minutes, drawing from the Charlotte metro area's population of 2.5 million (which grows by more than 100 residents daily). York County exports over 60,000 workers daily, supporting industrial recruitment.

Historical Information

Historical details specific to Westgate Industrial Park are limited, as it appears to be a relatively modern development established in the early 2010s to support economic growth in Clover, a town with a longer industrial heritage tied to textiles and railroads. Clover itself was founded in 1887, spurred by the arrival of the railroad, which connected it to broader markets and fostered early industrial activity. The town became a textile hub starting in the 1890s, with mills like the Clover Spinning Mill (1890), Hawthorne Mill (1917), and the Southern Industries of Clover yarn plant (built 1895–1896 by prominent industrial designer W.B.S. Whaley). These facilities processed cotton and yarn but largely closed by the late 20th century—the Southern Industries plant shuttered in 1982 amid widespread textile industry declines in South Carolina.

Westgate was developed as a "new light industrial area" to encourage modern business growth, as noted in Clover's comprehensive plan, which praises the town for promoting such sites to diversify beyond its historical textile base. An archaeological survey of the approximately 130-acre site was conducted in 2012 by TRC, located about 0.3 miles north of Clover, to assess cultural resources ahead of development—no significant historical artifacts or sites are mentioned in available records, suggesting the land was primarily undeveloped or forested prairie prior to the park's creation. The park's master plan dates to 2013, and early announcements of tenants, such as Permashrink's establishment in 2010, indicate it was operational by the early 2010s as part of York County's efforts to attract industry amid regional growth from nearby Charlotte. In 2023, Clover's newly elected mayor, Bo Legg, described the park as "overgrown" and underutilized, highlighting it as a priority for revitalization to balance the town's residential focus and bring in more businesses.

Current Details and Infrastructure

Tenants and Development Status:

The park hosts light industrial operations, including The Permashrink Company (a textile services firm manufacturing SanforSet products, established around 2010 at 843 Guinn Street) and North Safety Products (now part of Honeywell, producing safety equipment like hard hats, protective eyewear, high-visibility clothing, and respiratory gear at 1150 Jackson Heights Road). It remains partially undeveloped, with available parcels for new builds, and is served by all major utilities. YCNGA extends natural gas mains to qualifying industrial loads, and the park benefits from proximity to educational resources like York Technical College in Rock Hill for workforce training.

Utilities:

  • Electricity: Duke Energy.
  • Natural Gas: York County Natural Gas Authority (on-site).
  • Water and Wastewater: Town of Clover/Two Rivers Utilities (8-inch water line, 6-inch wastewater line).
  • Telecommunications: AT&T and Comporium Communications, with fiber optic available.

Transportation Access:

  • Roads: Direct access via US Highway 321 and Ballycastle Drive.
  • Interstates: 12–20 miles to I-85; also, near I-77.
  • Airports: 26–30 miles to Charlotte Douglas International Airport.
  • Ports: 66 miles to Inland Port Greer; 201–210 miles to Port of Charleston.
  • Rail: No direct access; nearest intermodal is CSX Charlotte (26 miles).

The surrounding area offers amenities like outstanding schools in the Clover School District (recognized as one of the best in the Southeast), nearby Lake Wylie for recreation, festivals, hiking, parks, and downtown Clover's charming shops. Cultural and professional sports options are available in Charlotte (e.g., NFL and NBA teams), with the Blue Ridge Mountains and South Carolina coast within a 3-hour drive.

Potential Uses for a New Employer with Industrial Processes

Westgate is well-suited for new employers focused on light industrial processes, given its zoning, infrastructure, and affordable pricing. Potential applications include:

Manufacturing and Assembly

Ideal for processes like textile processing (as with Permashrink), safety equipment production (as with North Safety), or other light manufacturing requiring up to 100,000 sq ft buildings. The flat terrain and friable soils support easy construction, and the labor pool supports skilled operations in assembly, packaging, or fabrication.

Warehousing and Distribution

Proximity to I-85 and Charlotte's airport facilitates logistics, with space for storage and distribution centers handling goods for regional or national markets.

Processing Facilities

Could accommodate food/agricultural processing, chemical mixing, or material handling, leveraging natural gas for energy-intensive processes and wastewater utilities for disposal.

Research and Development or Tech-Light Industrial

Fiber optic access and nearby technical college training make it viable for hybrid industrial-tech uses, such as prototyping or small-scale production.

Expansion Opportunities

Minimum 5-acre parcels allow scalable development, with covenants ensuring compatibility. Incentives through York County Economic Development (e.g., via Palmetto Sites) may include tax breaks or grants for qualifying industries, though specifics depend on the project.

The park's rural charm contrasts with urban access, making it attractive for employers seeking cost-effective sites without urban congestion. For recruitment, it taps into a commuting workforce from York County and the Charlotte metro. Contact York County Economic Development (803-802-4300) for site visits or incentives discussions.