Planning commission backs rezoning at 2102 Eden Terrace to Neighborhood Commercial

The Rock Hill Planning Commission voted to recommend City Council rezone 0.75 acres at 2102 Eden Terrace from York County Residential Single‑Family (RSF‑40) to Neighborhood Commercial (NC). The applicant, Carlo Nesse, told the commission he plans to convert the existing single‑family house to a State Farm insurance office and described the operation as low‑impact and largely phone or online service.

Staff explained the proposed Neighborhood Commercial zoning would permit a business/professional office use and that several site improvements would be required when the property converts from residential to commercial: paved parking, streetscape landscaping, a land‑use buffer (landscaping or fencing) adjacent to residential properties, and extension of the existing sidewalk on Mount Gallant Road along the site frontage. Staff said Eden Terrace and Mount Gallant Road are SCDOT‑maintained roads and that access would remain from Eden Terrace; because the proposed use is low intensity a traffic‑impact analysis (TIA) is not required.

Applicant Carlo Nesse said his current office on North Anderson Road receives very light in‑person traffic and that utilities already serve the building. “It is a very low impact office. We don't really get that much that come in. Most of our business is to the local area, but a lot of most of our business is done over the phone,” Carlo Nesse said.

Commissioners discussed neighborhood character and housing supply; one commissioner noted concern that converting a house to commercial use removes a potential single‑family home from an already tight housing market. No members of the public signed up to speak for or against the application. Following discussion, the commission voted 6‑0 to recommend approval and forwarded the item to City Council for its April meeting.

The commission's recommendation does not itself rezone the property; City Council will make the final decision.