Commission recommends rezoning 215‑acre city-owned site to Industry General; removes design overlay on 4.92 acres

The Rock Hill Planning Commission voted to recommend that City Council rezone approximately 215.19 acres, including right-of-way at 2394 Eaton Terrace, from Master Plan Commercial (MPC) to Industry General (IG) and to remove the Design Overlay District designation from a 4.92‑acre parcel at 280 Mount Gallant Road.

Planning staff described the site’s surroundings — Interstate 77 frontage, the Norfolk Southern rail line, and adjacent industrial parks — and said there are no specific development plans today; the city owns the property and envisions future industrial and commercial uses. Staff explained that removing the overlay on the 4.92‑acre parcel will simplify combining or re-parceling land prior to future development.

Lisa Brown, director of the City’s Economic and Urban Development department, told the commission the city pursued Palmetto Sites certification through the South Carolina Department of Commerce to make the site more marketable to site selectors and to surface due‑diligence materials (surveys, wetlands, archeological work). Brown said the certification wrapped up “this past fall” and that the city has received prospect interest; marketing materials list target industries such as life sciences, biopharmaceutical manufacturing, and medical device manufacturing based on third‑party site‑selection analyses.

Staff noted transportation improvements associated with Palmetto Parkway and a planned three‑lane section of Mount Gallant Road that is expected to be completed by 2027 (and possibly into 2028), and said the recent Palmetto Parkway interchange was constructed to serve development in the area. Planning staff recommended rezoning to IG to support economic development objectives; staff said rezoning will make the site easier to market to higher‑paying industrial users.

Commission discussion included questions about the city’s long‑term control of site appearance after sale, how deed restrictions or property‑owners’ associations could be used, and what types of industrial uses IG allows (staff and economic development staff explained the IG list includes manufacturing and higher‑value industrial uses, with some uses conditional or requiring special exceptions). A commissioner noted concern that removing the overlay for the city‑owned parcel could create a precedent for other property owners to request similar relief.

The commission moved, seconded and recommended approval; the chair announced the motion carried. The recommendation will be forwarded to City Council for final action.