[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6225318,"mediaKeyId","3539053-a7ac68930152811e8b76cd24c413d160","parentId",3539053,"title","Council rejects Planning Commission recommendation to rezone 5.78 acres on Ebenezer Road to IB over traffic and access concerns","audioSeconds",2028,"startMs",4054000,"endMs",6082000,"viewUrl","/Search/View?dp=1&key=3539053-a7ac68930152811e8b76cd24c413d160&start=4054&end=6082","thumbnailUrl","https://assets.pipeline.soar.com/3539053-a7ac68930152811e8b76cd24c413d160/thumbnail_4054000.jpg","articleUrl","/articles/6225318/Rock-Hill/York-County/South-Carolina/Council-rejects-Planning-Commission-recommendation-to-rezone-578-acres-on-Ebenezer-Road-to-IB-over-traffic-and-access-concerns","mediaUrl","https://secure.pipeline.soar.com/6225318-5a511fbe52e050992a456c71f226de1a/orig.mp4?Expires=1771204858&Signature=O4BC5GuX~vnZrKza-bLWf12rHva29AaRAD~Z-lcN~nXloxJgrBQTT7-FQd-0oBRNWsf4xWTfqs65fEgYJsFMoEvf3CwymJ4uByE6hZ-T6e~-rGcj8OSAk1yQHXbIKLP705QmI93WeMi0rAyOCBgI6DDjJRXM0we4zJvUXNgIFA~tjjPKNhv3X6IixIpBRwVgoca9TTpZ44D31DR3cagmtHAjWUWQXbSs-Vry6buNZZB65Nmq~KPwXBUhqxu67F46~0sXyZhCxoMeBjIcnLnDYJqe6o0IpYPAYB~Gt78eETsY8sV559pXHfAlRGRTnL27-2r2N1TRZYlMWLRX6NvtNw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Rock Hill, SC","date","2025-05-27T00:00:00Z","article","Council voted on May 27 to reject the Planning Commission recommendation to approve annexation and Industry Business (IB) zoning for a 5.78‑acre parcel on Ebenezer Road (applicant: Duane F. Versper & Associates, LLC). The action followed a detailed staff presentation and public comment expressing traffic and noise concerns.

Planning staff said the parcel fronts Ebenezer Road, an SCDOT principal arterial that currently operates as a two‑lane corridor with average daily traffic exceeding 10,000 vehicles. Staff told council they could not recommend approval because the proposed direct access onto Ebenezer could create safety issues and exacerbate congestion. Staff noted the applicant submitted a preliminary trip estimate (roughly 304 daily trips under an earlier five‑building plan) and that earlier plan had been scaled back to three buildings to reduce trips, but SCDOT would still closely scrutinize any new encroachment permit. Staff advised that direct access onto Ebenezer would likely be allowed only if the developer widened the road (to three lanes or otherwise per DOT requirements) and paid for the widening; alternatives such as obtaining access through adjacent commercial parcels were discussed.

At the public hearing, nearby residents and a long‑time property owner (Bernard Mangum) raised concerns about buffers, the potential effect on existing businesses and the difficulty of road widening near existing structures. The applicant’s representative, Zack Wooten, told council the property was consolidated from multiple lots and said the proposal reflected a family‑run local development; he said the plan had already been reduced in scale after DOT feedback.

Councilmember discussion focused on the appropriateness of a straight rezoning versus a planned development approach to better lock in buffers, hours and building sizes; several council members expressed discomfort approving a straight IB rezoning given the unresolved access, buffer and sewer questions. A motion to reject the Planning Commission recommendation carried, and subsequent annexation and zoning items failed for lack of motions.

What’s next: Because council rejected the Planning Commission recommendation, the applicant may return with revised proposals (for example, a planned development with explicit site commitments, alternate access strategies, or designs that demonstrate DOT‑compliant access and buffering) if it chooses to proceed.","mediaType","Video","parentTitle","05/27/2025 City Council Meeting","oneSentenceSummary","Council rejected the Planning Commission’s recommendation to annex and rezone about 5.78 acres on Ebenezer Road to Industry Business (IB) after staff and council raised safety and access concerns tied to direct access to Ebenezer — an SCDOT principal arterial carrying more than 10,000 vehicles per day.","taxTitle","Rock Hill, York County, South Carolina","taxId",5760,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6225323,"Council approves annexation, master‑plan zoning for Park Point Village expansion with conditions on Leach Road access",1702,2163000,3865000,"/Search/View?dp=1&key=3539053-a7ac68930152811e8b76cd24c413d160&start=2163&end=3865","https://assets.pipeline.soar.com/3539053-a7ac68930152811e8b76cd24c413d160/thumbnail_2163000.jpg","/articles/6225323/Rock-Hill/York-County/South-Carolina/Council-approves-annexation-masterplan-zoning-for-Park-Point-Village-expansion-with-conditions-on-Leach-Road-access","https://secure.pipeline.soar.com/6225323-7fa72c7e625104ca063b03ae06aa7df5/orig.mp4?Expires=1771204858&Signature=CsJ-1G25fZJ2ZkrrBRosfv~qbY9zY-XktXeDmvcUCftgnsPcZVbC0Dk391IIM5Y7Q6KmPP2~Mj0RYpFbaifND9fNFteNw4ZF0hV623~OJhCar3dq5kPWZbx4lRivwvNmmajxvfH6pamTdjb4mb77WO7QqUDYAdIz6P6Ipokq17Q23koY2duToMTMtyQsuWTOXGRJinWPPHgEy1f3G8eh9Qb-0zJ5YwBCUYgvi~uztC27pVjVT2W3RBJg-LmbU0of3AFN2qnPSIr3l6oc7JHyum4IclQ0puR4nG-VDXEgyvEY6rg8fCtAUUWUpetXgNqZ7MHoWqDQ6iNVLSaTSi~ZzA__&Key-Pair-Id=KUT5TJCACFTXG","Council voted May 27 to accept the Planning Commission recommendation and approved first readings of ordinances to annex and rezone approximately 108.9 acres at 1108 Leach Road for an expansion of the Park Point Village retirement community (petitioner: ACTS Retirement Life Communities, Inc.).

Planning staff described the master plan: the expansion (referred to as Park Point Village Phase 2) envisions 41 duplex cottage units (82 dwellings), 147 independent‑living apartment units across up to five buildings and a 17,500‑square‑foot clubhouse, delivered in two phases (Phase 2A includes 41 duplex cottages, one independent‑living building with 51 units and clubhouse; Phase 2B would add up to four independent‑living buildings). Staff said the expansion will provide amenity areas, walking trails, pickleball/tennis courts and will meet required buffers; the site will be served by Wildcat Creek pump station, which is scheduled for upgrades.

Staff and the Planning Commission recommended approval with a condition that the Leach Road access be revised to function similarly to the existing York Highway gated/policed entrance (i.e., a manned full access). Traffic review raised several issues: neighbors and Park Point residents expressed concern about traffic on York Highway and requested a traffic signal at the main entrance; SCDOT stated current traffic counts did not warrant a new signal but staff said opening the Leach Road access as a full access would likely reduce demand at the main entrance and could change signal need. A TIA and signal‑warrant analysis are expected as the project advances.

The council motion accepting the Planning Commission recommendation also included direction to add ordinance language allowing the Leach Road access to be implemented or delayed based on the TIA and the timing of road widenings; the council motion carried. Staff added a caveat in the terms that civil construction plan approval for the project will not be issued until the city is reasonably sure required Wildcat Creek pump station upgrades are completed and the city issues willingness/capability to serve.

Staff noted a parking deficit of 37 spaces in the plan (driven by a reduced parking assumption of 1.2 spaces per independent‑living unit versus the ordinance requirement of 1.5 spaces per unit); the duplex cottages meet the two‑spaces‑per‑unit requirement. A TIA recommended an eastbound left‑turn lane into the site with about 100 feet of storage will be required before certificates of occupancy are issued for cottage and independent‑living units.

What’s next: Council approved first readings of the annexation and MPR (master planned residential) zoning ordinance; the project must complete TIA revisions, provide required traffic and access mitigation, demonstrate the city’s willingness and capability to serve tied to pump‑station upgrades, and complete major site/civil plan review before construction and occupancy.","Council approved annexation and master‑planned residential zoning of about 108.9 acres for expansion of Park Point Village senior community but attached conditions tying Leach Road access and civil approvals to traffic analysis and Wildcat Creek pump station upgrades.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6225328,"Council approves annexation and IG rezoning for 16.71‑acre Commerce Drive site",1090,987000,2077000,"/Search/View?dp=1&key=3539053-a7ac68930152811e8b76cd24c413d160&start=987&end=2077","https://assets.pipeline.soar.com/3539053-a7ac68930152811e8b76cd24c413d160/thumbnail_987000.jpg","/articles/6225328/Rock-Hill/York-County/South-Carolina/Council-approves-annexation-and-IG-rezoning-for-1671acre-Commerce-Drive-site","https://secure.pipeline.soar.com/6225328-c90267cb762616359a4b80f1580c5ab0/orig.mp4?Expires=1771204858&Signature=HpMMDlgCUDbHhYopsH4THE7FGjNNLI1jDTyUOIeubZQoqo9I4zsx9gs8H~IaHqCyr00-skdI4gw~2pO0tuXkbZ3fw0-6h81LoLlHsvsXBhyvvevEy~rleeYrTfoWwkR-2N1nVPLuQO8AfdJhbc6wv5BdRSwWFYOuCOMKjCSQTtY5mlwLS9sZKNo0p5zxxW0Ir54QKgdFShgtdHKpnrUcqi~expZKuAqxXXJ-UXnHBTwO0r8ZyngupUTiEIM8ZqW5GffbTKMfBMl3HzOY4Xzr3wlhfBaPK55trahC12Y~V2bhVcUkxzULENrYL~3iKEKqpk4qQ-UT7cMWjk4B0LdBFw__&Key-Pair-Id=KUT5TJCACFTXG","City council voted May 27 to accept a planning commission recommendation and approve first‑reading ordinances to annex approximately 16.71 acres at 2782 Commerce Drive (proposed annexation M‑2025‑03) and rezone the property from York County Industrial Development (ID) to the city's Industry General (IG) zoning.

Planning staff told council the site, currently wooded and undeveloped, fronts Commerce Drive and lies near the city wastewater treatment center and a growing corridor of commercial and industrial uses. The applicant proposed subdividing the parcel and constructing a spec light‑industrial/distribution building; staff said the applicant had revised the plan to reduce the building size and pull the structure further from an on‑site creek.

Staff and the planning commission noted several requirements and open issues that will be addressed during site plan and construction review: sidewalks will be required along the site frontage, the site will need major site‑plan approval because it sits within an approved industrial business park, and utilities are available. York County and SCDOT projects (Red River/Sail River widening under a Pennies for Progress program) are planned for the corridor and staff said a traffic impact analysis (TIA) may be required once an end user is known. City traffic staff also said a future TIA could trigger roadway or turn‑lane improvements depending on the tenant and trip generation.

Council took three separate formal actions on the application: it accepted the planning commission recommendation, approved the annexation petition, and approved first reading of both the annexation and the zoning map amendment. Each motion carried by voice vote.

Council members questioned truck routing and consistency with prior decisions about truck traffic near other interchanges; staff responded that truck traffic to and from the site would likely route north via Red River to the Palmetto Parkway interchange and not south toward the Dave Lyle interchange. Staff emphasized that required sidewalk, site‑plan and TIA requirements, and coordination with SCDOT would be resolved at later stages before development proceeded.

What’s next: The site will proceed to major site‑plan review and, if a tenant is identified, a TIA and any recommended mitigation will be required as part of the civil plan submittal and approval process.","Council approved annexation and first‑reading zoning changes to bring about 16.71 acres at 2782 Commerce Drive into Rock Hill and rezone it from York County \"Industrial Development (ID)\" to the city's \"Industry General (IG)\" district to allow a spec light‑industrial/distribution building.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6225333,"Rock Hill presents balanced $313 million budget; proposes targeted sewer and sanitation increases",7653,181000,7834000,"/Search/View?dp=1&key=3539053-a7ac68930152811e8b76cd24c413d160&start=181&end=7834","https://assets.pipeline.soar.com/3539053-a7ac68930152811e8b76cd24c413d160/thumbnail_181000.jpg","/articles/6225333/Rock-Hill/York-County/South-Carolina/Rock-Hill-presents-balanced-313-million-budget-proposes-targeted-sewer-and-sanitation-increases","https://secure.pipeline.soar.com/6225333-cd5f5f0b6c8b567e23bdfcfbd105f6c6/orig.mp4?Expires=1771204858&Signature=UVMtrPgjY~DoCtwalR2nuUR63ZOY-7o6XuLTkQff3v7EdruA8n7FvwnFYx9mE8rF8623Fv9cZspnW6QguRjUXcIweoJExTO3bWJqc-A8YhPgYkWVZ2ehQuD8rqVgIOYigGqcZx0pCns5-EbJIYzE09tFJ5RB1AAQqnWZYFErAunY5Sss~RiAxxlsjxEza0qppOhF3Awv~p0SHLYVXTozNbNTuA-V0u9cd9wzByKwK~-f1~A4pVjsG-5VzI9oMOoq9IqkzIGZ1aKU2RAllh5EmlVzgr48pLLklYAuyUD0Cosi4CZ-snJxdylDabuXItH9t3e70A4TbbAEda~2YJ2Knw__&Key-Pair-Id=KUT5TJCACFTXG","Rock Hill City Manager David Behan presented the city’s proposed two-year budget for fiscal 2025–26 on May 27, saying the spending plan totals about $313,171,909 and is balanced as required under South Carolina law.

Behan said the proposal contains no increases to electric rates, water rates, stormwater fees or the property tax rate for the coming year, but it does include targeted increases to cover outside costs: a 3% sanitation (solid waste) rate increase to cover York County tipping fees and an 8% wastewater rate increase (about $4 per month for a typical customer) to help fund the ongoing expansion of the city’s wastewater treatment plant on Red River Road.

The budget packet presented to council shows the city compares favorably on utility rates regionally and nationally, Behan said, and that the city has undertaken multiple budget work sessions. He told council the electric fund remains the largest fund because the city purchases power to resell to customers and that staff do not anticipate pressure for electric rate increases in the coming year.

The manager also outlined several fee and staffing changes embedded in the budget: modest increases to cemetery fees, updated inspection fees to better reflect staff time, changes to the encroachment fee and separate fees for plan sets submitted outside full civil plan packages. The proposed personnel changes include 10 new full‑time positions (many tied to the new Bleachery Field House and sports/events center), reductions in certain part‑time roles and a net five full‑time position increase overall. Behan said the city budgets on a two‑year basis and anticipates modest overall rate impacts (1.73% in the coming year, 1.6% the next year).

Council held a public hearing on the budget; no members of the public spoke. After the hearing, council moved the budget forward for first reading later in the meeting.

The agenda also included related ordinances and fee updates: first‑reading votes on a sewer rate ordinance (the roughly $4 monthly average increase), a solid‑waste fee adjustment tied to York County tipping fees (3%), and several fee schedule and code updates that implement the operational changes staff described.

Behan and staff emphasized the budget would fund an ongoing wastewater plant expansion and that certificates of occupancy for some developments remain conditioned on the city’s ability and willingness to serve once necessary pump‑station upgrades are assured.

Council received the city finance department’s Government Finance Officers Association budget award acknowledgment during the meeting; staff noted the finance team has received the distinguished budget presentation award for multiple consecutive years.

What’s next: council approved first reading of the budget ordinance; a second reading is scheduled at the council’s second meeting in June, when final adoption and any technical millage adjustments tied to reassessment will be considered.","City manager presented a two-year balanced budget for fiscal year 2025–26 totaling about $313.2 million, with no proposed increases to electric, water, stormwater or property tax rates but with a sanitation increase to cover county tipping fees and an 8% wastewater rate step to fund the wastewater plant expansion.","actionData","errors"]

Article not found

Council rejects Planning Commission recommendation to rezone 5.78 acres on Ebenezer Road to IB over traffic and access concerns

Council approves annexation, master‑plan zoning for Park Point Village expansion with conditions on Leach Road access

Council approves annexation and IG rezoning for 16.71‑acre Commerce Drive site

Rock Hill presents balanced $313 million budget; proposes targeted sewer and sanitation increases