Planning board recommends rezoning of US-601 parcel for telecom warehouse and office (2025CZ007)

The Union County Planning Board on Sept. 16, 2025 recommended approval of a conditional rezoning request, case 2025CZ007, to rezone a parcel on U.S. 601 South from RA-40 to a light-industrial district with conditions limiting uses to office and warehousing for telecommunications-related activities. The board voted to forward the recommendation to the Board of Commissioners.

Planning staff said the rezoning request included a five-year vesting of development rights and a site plan showing an entrance from U.S. 601, a front office building with parking and rear storage with fencing. Staff reported that water and sewer are not available at the site and that the development would use well and septic. Staff estimated the site would generate minimal traffic (under 100 vehicle trips per day, varying with operations) and said the property is identified as rural residential in the land-use map with an employment‑corridor overlay that can accommodate employment uses.

David Rodriguez, who identified himself as president of News Telecom, told the board his company installs fiber‑optic and structured cabling and seeks space for administrative operations, indoor and limited outdoor storage of materials, and to stage larger spools and supplies prior to project delivery. Rodriguez said the business has about 30 total employees and expects a small on-site administrative staff (he estimated roughly five staff on site daily).

A nearby resident, Rena Scribe of 2614 Pageland Highway, spoke in opposition, expressing concerns that the area has recently seen residential-to-industrial conversions, traffic and odors from other nearby businesses, and possible impacts to wells, wildlife and property values. The planning staff noted that a community meeting was held in late August with one attendee and that no changes to the application were made as a result of the meeting.

Staff recommended approval, saying the use is supported by the employment-corridor designation, can meet development standards (including required screening and setbacks such as enhanced screening S2 for adjacent lots), and that no wetlands or floodplain constrain the site. The board voted to recommend approval of the conditional rezoning; the transcript records ayes on the motion and no recorded named opposition. The board’s recommendation will be considered by the Board of Commissioners at a later meeting.

The applicant said there would be no hazardous materials stored on site, that the location is intended mostly for administrative functions and equipment storage, and that the company expects to create local jobs as it grows and as fiber deployments proceed in the corridor. The planning staff reminder: water/sewer not available and the site must meet all UDO development standards and applicable permitting prior to building.