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PLANNING & DEVELOPMENT
155 JOHNSTON STREET, P.O. BOX 11706 ROCK HILL, SC 29731-1706, 803/329-7080
M E M O R A N D U M TO: Rock Hill Planning Commission
FROM: Eric S. Hawkins, AICP, Planner III
RE: Meeting Agenda
DATE: January 30, 2013
The Rock Hill Planning Commission will hold its regularly scheduled monthly meeting Tuesday, February 5, 2013, 7:00 PM, City Hall Council Chambers, 155 Johnston Street. Please feel free to call me at 329.8763 regarding any item on the following agenda. Thank you.
A G E N D A
Rock Hill Planning Commission February 5, 2013
Mr. Christopher opens with prayer.
Pledge of Allegiance
1. Approval of minutes of January 8, 2013, meeting.
PUBLIC HEARING ITEMS
2. Hold public hearing and consider a recommendation to City Council on petition M-2013-04 by Antrim Group LLC to rezone approximately 6.51 acres at 1230 & 1256 Galleria Boulevard from Industry Business (IB) to Industry General (IG). Tax parcels 669-04-01-035 & 669-04-01-097.* Rezoning of a portion of Antrim Business Park so that it will be zoned the same as the remainder of the park and to permit light manufacturing and warehouse uses.
3. Hold public hearing and consider a recommendation to City Council on petition M-2013-05 by Rock Hill Economic Development Corporation to rezone approximately 18.07 acres at 2652 Dave Lyle Boulevard from Industry General (IG) to Multi-Family-15 (MF-15) and Community Commercial (CC). Tax parcel 700-01-01-030 (portion).* Rezoning of property that is unsuitable for industrial development. The proposed zoning is consistent with the zoning of property to the east and west and will permit uses that are feasible for the site.
Planning Commission Agenda February 5, 2013 Page 2
NEW BUSINESS
4. Other Business.
a. Cherry Road Revitalization Strategy Update. Update on the status of the small area plans that are currently being prepared for the South Cherry Road Area and the Cherry Park Area.
5. Adjourn.
* The Planning Commission makes a recommendation to City Council on these items.
Recommendations made at this meeting are tentatively scheduled for consideration by City Council at their February 25 meeting. City Council agendas are posted on the City website (www.cityofrockhill.com) on the Friday prior to each meeting. Please contact Eric Hawkins at 803.329.8763 or [email protected] with any questions.
Planning Commission City of Rock Hill, South Carolina January 8, 2013
A regular meeting of the Planning Commission was held Tuesday, January 8, 2013, at 7:00 P.M. in City Council Chambers, City Hall, 155 Johnston Street, Rock Hill, South Carolina. MEMBERS PRESENT Tom Roper, Randy Graham, Duane Christopher, Sherry Easley, Gladys
Robinson and Georgia Thomas
MEMBERS ABSENT Jeff Greene
STAFF PRESENT Eric Hawkins, Josh Reinhardt, Leah Youngblood, Bill Meyer, Janice Miller
Mr. Roper introduced and welcomed new member, Georgia Thomas, to the Commission. 1. Approval of minutes of December 4, 2012, meeting.
Mr. Christopher made a motion to approve the minutes from the December 4, 2012, meeting. Dr. Robinson seconded, and the motion passed by a vote of 6-0.
PUBLIC HEARING ITEMS
2. Hold public hearing and consider a recommendation to City Council on petition M-2013-01 by QuikTrip Corporation to rezone approximately 3.13 acres at 990 South Cherry Road from Business Development District-I (BD-I) in York County and Single-Family Residential-5 (SF-5) to Limited Commercial. The subject property is proposed to be annexed into the City of Rock Hill. Tax parcel 597-00-00-032.
Mr. Hawkins presented the staff report.
Mr. John Dibernardo, 3701 Arco Corporate Drive, Suite 150, Charlotte, NC, QuikTrip representative was present to answer questions.
Mr. Darrell Starnes, PO Box 36156, Rock Hill, current property owner, presented some concerns over the annexation process. These concerns were addressed satisfactorily by staff.
There was discussion on the redevelopment of the property and the addition of the median on the South Cherry Road side in order to alleviate traffic congestion at the intersection.
Mr. Christopher presented the motion to recommend approval of the rezoning request to City Council, Mrs. Easley seconded the motion. There being no further discussion, the Commission voted to recommend approval of the rezoning application by City Council, 6-0.
3. Hold public hearing and consider a recommendation to City Council on petition M-2013-02 by The Flatiron Group, Inc, to rezone approximately 17.5 acres at 2652 Dave Lyle Boulevard from Industry General (IG) to Multi-Family-15 (MF-15). Tax parcels 700-01-01-022 (portion) and 700-01-01-030 (portion).
Mr. Graham requested the Commission’s advice on whether he should recuse as he is a volunteer board member on the Rock Hill Economic Development Corporation, which owns the property in question. Leah Youngblood stated that since he would not experience any financial gain from the development of this property, he would not be required to recuse himself.
Mr. Hawkins presented the staff report.
Mr. Paul Fitch, 1511 Shopton Road, Suite H, Charlotte, NC, Flatiron Group Inc representative,
Planning Commission Minutes January 8, 2013 Page 2
was present to answer questions.
Mrs. Easley presented the motion to recommend approval of the rezoning request to City Council, Dr. Robinson seconded the motion. There being no further discussion, the Commission voted to recommend approval of the rezoning application by City Council, 6-0.
4. Hold public hearing and consider a recommendation to City Council on petition M-2013-03 by WCTH Investments LLC to rezone approximately 2.47 acres at 1071 and 1073 Albright Road from Industry Heavy (IH) to Community Commercial (CC). Tax parcel 623-03-01-001.
Mr. Hawkins presented the staff report.
Mr. Graham expressed concern over the Community Commercial zoning classification; there was general discussion regarding restrictions and intensity of the proposed use and the surrounding area.
Mr. Will Jordan, representing agent for WCTH Investments, LLC, addressed the reasoning regarding this zoning classification request for this property.
Dr. Robinson presented the motion to recommend approval of the rezoning request to City Council, Mr. Christopher seconded the motion.
Mr. Meyer addressed the Commission’s concern regarding the zoning restrictions of Community Commercial zoning and the intensity of use in the area.
There being no further discussion, Mr. Roper called for a vote. The Commission voted to recommend approval of the rezoning application by City Council, 6-0.
NEW BUSINESS
5. Other Business.
The following items were discussed:
Invitation to Cherry Park area meeting to discuss future plans for the area.
Invitation to attend CONNECT Our Future workshop for the Charlotte region.
6. Adjourn.
There being no further business, the meeting adjourned at 7:45 pm.
Staff Report to Planning Commission
M-2013-04Meeting Date: February 5, 2013
Petition by Antrim Group, LLC to rezone approximately 6.51 acres at 1230 and 1256 Galleria Boulevard from Industry Business (IB) to Industry General (IG).
E
Reason for Request: The applicant is requesting the rezoning in order to permit lightmanufacturing and warehouse uses on the property.
Staff Recommendation: Staff recommends approval of the proposed rezoning.
SEE ATTACHED REPORT FOR MORE INFORMATION
Case No. M-2013-04 Rezoning Analysis-Report to Planning Commission Meeting Date: February 5, 2013
Location: 1230 & 1256 Galleria Boulevard, Tax Map #’s 669-04-01-035 and 669-04-01-097.
Site Area: Approximately 6.51 acres.
Request: Rezone property from Industry Business (IB) to Industry General (IG).
Applicant: Antrim Group LLC (Skip Tuttle) Rock Hill, SC 803-366-6564
Owners: Antrim Group LLC – 1256 Galleria Blvd.
York County (Mark Farris) – 1230 Galleria Blvd. York, SC 803-803-4300
Site Description The subject property consists of two parcels, one that is developed with an industrial spec building that has not yet been occupied (1230 Galleria Boulevard) and one that is undeveloped (1256 Galleria Boulevard). It is located on the east side of the City with frontage on Galleria Boulevard and Interstate 77. Surrounding uses include a motorcycle dealership, a manufacturing facility, a distribution center that is under construction, and undeveloped property. All of the surrounding property is zoned Industry General (IG).
Proposal The applicant is requesting the rezoning in order to permit light manufacturing and warehouse uses on the property. The spec building at 1230 Galleria Boulevard was recently constructed and is being marketed as a warehouse and/or industrial site. The rezoning would permit the same uses that are permitted on other properties within Antrim Business Park.
Existing Zoning District Summary Industry Business (IB)- The IB District is established and intended to accommodate a wide range of employment-generating office, institutional, research and development, and light manufacturing uses and associated commercial uses that serve the employment generating uses. Such uses shall take place entirely inside buildings, or shall be developed in a manner compatible with surrounding land uses, so as to minimize potential nuisances or damage to the environment. In addition, by allowing a wide range of permitted uses, the IB District is intended to accommodate the development of "flex space" arrangements, where the developer can establish different combinations of allowable uses on a site over time, as the market dictates, as long as all uses and development conform to the standards established by this Ordinance.
Rezoning Analysis-Report to Planning Commission M-2013-04 Page 2
Residential uses are limited to caretaker dwellings, live/work units, and upper story dwellings with a maximum density of five (5) units per acre.
Proposed Zoning District Summary Industry General (IG)- The IG District is established and intended to provide lands for light industrial uses that can be operated in a relatively clean and quiet manner and that will not be obnoxious to adjacent residential or business districts. Allowable uses include limited manufacturing and functionally related uses such as distribution, storage, and processing. Some heavier industrial uses may be permitted with a Special Exception (see Section 2-300(D)). Commercial uses are allowed, but are considered incidental to the predominantly light industrial nature of the district. Residential uses, other than caretaker dwellings, and uses that generate hazardous wastes are not permitted.
Zoning History of the Property The subject property was originally zoned the same as the surrounding property when Antrim Business Park was established in 2003. The property was rezoned to Industry Business in 2009 in order to permit a hotel (that was not developed) and other uses that would complement the business park.
INFRASTRUCTURE CONSIDERATIONS
Transportation The property has frontage on Galleria Boulevard, a local street. There is an existing sidewalk along Galleria Boulevard. Galleria Boulevard will be connected to Paddock Parkway in conjunction with the development of the Ross Stores distribution facility. There is no traffic count data available for Galleria Boulevard.
Public Utilities All necessary utilities are available to the property.
RELATIONSHIP TO PUBLIC PLANS
Vision 2020 Comprehensive Plan The City's Vision 2020 Land Use Map shows that this property is within the Emerging Employment subarea of the Interstate Corridor Character Area. In general, the Interstate Corridor should be dominated by a combination of employment intensive uses and regional retail, as well as integrated with high density multi-family housing where appropriate. Properties specifically within the Emerging Employment subarea are mostly undeveloped and may lack readily accessible infrastructure. Emerging Employment should encourage and foster office and other employment intensive uses to strengthen its potential to emerge as a new employment focus area. Ensure traffic access and circulation is carefully planned and coordinated to create efficient and safe circulation systems. Site design should feature safe and convenient pedestrian friendly facilities as well as human scale signage and lighting. Overall architectural themes should be established, with a focus on quality and relation to architecture of surrounding structures.
Rezoning Analysis-Report to Planning Commission M-2013-04 Page 3
Conclusion The requested rezoning is generally consistent with the City of Rock Hill Vision 2020 Comprehensive Plan and Vision 2020 Land Use Map.
PUBLIC INVOLVEMENT
Staff hereby certifies that the required public notification actions have been completed as follows:
January 19: Planning Commission public hearing advertisement published in The Herald.
January 18: Rezoning notification signs posted on subject property.
January 18: Rezoning notification postcards sent to eight property owners within 300’ of the subject property.
Public Feedback Staff has received letters from two adjoining property owners objecting to the rezoning proposal (attached). Their objections arose in response to a Special Exception application that has since been withdrawn.
RECOMMENDATIONS
Staff Assessment The subject property was previously zoned Industry General and the proposed zoning is consistent with the zoning of the remainder of Antrim Business Park. The proposal is also consistent with the City’s Land Use Plan.
Staff Recommendation Staff recommends approval of the proposed rezoning.
Attachments
Letters of Objection from Cox’s Harley Davidson and Terex Corporation. Please note: the Special Exception application referenced in the letters has been withdrawn.
Rezoning Map
To see the applications submitted for this case, go to: www.cityofrockhill.com/PlanInfo.
Staff Contact: Eric S. Hawkins, AICP, Planner III [email protected] 803.329.8763
Cox·s Harley-Davidson of Rock Hill 1178 Galleria Blvd.
Rock Hill, South Carolina 29730 Fax: (803) 327-5402
January 4, 2013
City of Rock Hill Planning & Development Board,
Please be advised that we, Cox's Rock Hill, Inc. dba Cox's Harley-Davidson of Rock Hill, are respectfully serving notice that we object to the proposed Special Exception rezoning request to establish a General Manufacturing use at 1256 Galleria Boulevard and 1230 Galleria Boulevard put forth by the Antrim Group LLC.
Our objection is primarily based on the environmental impact the petitioner's manufacturing process, being a rubber recap manufacturer, will have on the air quality for the surrounding area. Being a Harley-Davidson dealership that displays motorcycles outside, and given the close proximity to the proposed manufacturing site, we are concerned for the discharge of pollutants that could settle on our product. We are also concerned that said pollutants and particulates will be carried throughout the dealership by consumers, open doors, and our air conditioning system.
Our main objection is based on the potential for noxious fumes being discharged from the manufacturer's site. We are a retail establishment that prides itself on delivering exceptional customer care. From motorcycles to service, parts to apparel, we strive to provide our customers the Harley-Davidson experience. That experience should not be forced to include the exposure to unpleasant odors or noxious fumes. We also fear that we will have problems selling our apparel as it will have those smells ingrained into the fabrics.
We are not only concerned for ourselves, but are equally concerned for the residents of the apartment complex, Bradford Park, that is in close proximity of the site. We are also concerned for the two motels, The Comfort Inn and The Wingate Inn, that are also in reasonably close proximity to the proposed facility, not to mention the retail and food industry businesses that could be equally affected. It would also stand to reason that such a facility would adversely affect The Galleria Mall as well as all the businesses along the Dave Lyle corridor.
We would also like to make it known that we object to Coldwell Banker Commercial, The Tuttle Co, Skip Tuttle, The Antrim Group LLC or any of the before mentioned agents or associates requesting any rezoning of the Antrim Business Park in part or in whole.
Rick Caviness General Manager (803) 327-1183 [email protected]
www.coxsharley-davidson.com
Terex Corporation 200 Nyala Farm Road Westport, CT 06880 USA TEL +1 203 222 7170 FAX +1 203 222 7976 www.terex.com
Eric I Cohen
Senior Vice President, Secretary and General Counsel
Telephone: (203) 222-5950 Facsimile: (203) 227-1647 E-mail: [email protected]
January 19, 2013 City of Rock Hill Planning & Development Board P.O. Box 11706 Rock Hill, SC 29731 I am writing this letter on behalf of Terex USA, LLC (“Terex”) which operates the Hydra Platforms facility located at 1205 Galleria Boulevard. Please be advised that Terex respectfully serves notice that it objects to the proposed Special Exception rezoning request to establish a General Manufacturing use at 1256 Galleria Boulevard and 1230 Galleria Boulevard put forth by the Antrim Group LLC. Terex’ objection is primarily based on the noxious fumes being discharged from the site and the negative environmental impact the petitioner’s manufacturing process will have on the air quality for the surrounding area. Given the close proximity of the proposed manufacturing site, Terex is concerned for the discharge of pollutants that could settle on our property. Terex is also concerned that pollutants and particles will be carried throughout our facility through open doors and air conditioning system. Terex strives to maintain a safe workplace for all of it employees. Terex employees’ work experience should not be forced to include the exposure to unpleasant odors or noxious fumes of the type that will be emitted by petitioner’s manufacturing process. Terex is very concerned about the negative impact this will have on our facility, the health and well-being of Terex employees. We also believe that the emissions from petitioner’s manufacturing process will impact the cleanliness and quality of our machinery and products, as well as the value of our property. We would also like to make it known that we object to Coldwell Banker Commercial, The Tuttle Company, Skip Tuttle, the Antrim Group LLC or any of the before mentioned agents or associates requesting any rezoning of the Antrim Business Park in part or in whole. Terex and its predecessors have operated in Rock Hill for many years and have been a long time employer for the City. Granting the Special Exception rezoning for 1256 and 1230 Galleria Boulevard will force Terex to consider whether to remain in Rock Hill or move it operations to another Terex location depriving Rock Hill of jobs and tax revenues. Very truly yours, Eric I Cohen
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IG
MF-15
IB
PD-C
GC
PUD
GALLERIA BLVD
SB INTERSTATE 77NB INTERSTATE 77
EVEL
YN S
TRC
-IOU
TSID
E CI
TY
Staff Report to Planning Commission
M-2013-05Meeting Date: February 5, 2013
Petition by Rock Hill Economic Development Corporation to rezone approximately 18.07 acres at 2652 Dave Lyle Boulevard from Industry General (IG) to Multi-Family-15 (MF-15)
and Community Commercial (CC).
E
Reason for Request: The applicant is requesting the rezoning in order to permit uses that arefeasible for the site and to provide a good transition between the commercial zoning to the westand the proposed multi-family zoning to the east.
Staff Recommendation: Staff recommends approval of the proposed rezoning.
SEE ATTACHED REPORT FOR MORE INFORMATION
Case No. M-2013-05 Rezoning Analysis-Report to Planning Commission Meeting Date: February 5, 2013
Location: 2652 Dave Lyle Boulevard, Tax Map #700-01-01-030 (portion).
Site Area: Approximately 18.07 acres.
Request: Rezone property from Industry General (IG) to Multi-Family-15 (MF-15) and Community Commercial (CC).
Owner/ Applicant: Rock Hill Economic Development Corporation Rock Hill 803-329-7090
Site Description The subject property is currently undeveloped and wooded. It is located on the east side of the City and fronts on Dave Lyle Boulevard. Nearby uses include industrial, single family residential, and undeveloped property in residential, commercial, and industrial zoning districts. An intermittent stream crosses the property and another intermittent stream runs along the eastern edge of the property.
Proposal The proposed rezoning would establish commercial zoning on the western portion of the property and multi-family zoning on the eastern portion. The intermittent stream that crosses the property serves as the dividing line between the proposed zoning districts. The applicant is requesting the rezoning in order to permit uses that are feasible for the site and to provide a good transition between the commercial zoning to the west and the proposed multi-family zoning to the east.
Existing Zoning District Summary Industry General (IG)- The IG District is established and intended to provide lands for light industrial uses that can be operated in a relatively clean and quiet manner and that will not be obnoxious to adjacent residential or business districts. Allowable uses include limited manufacturing and functionally related uses such as distribution, storage, and processing. Some heavier industrial uses may be permitted with a Special Exception (see Section 2-300(D)). Commercial uses are allowed, but are considered incidental to the predominantly light industrial nature of the district. Residential uses, other than caretaker dwellings, and uses that generate hazardous wastes are not permitted.
Proposed Zoning District Summary Multi-Family-15 (MF-15)- The MF-15 district is established and intended to encourage a wide range of medium to high density housing types, especially multiple family development, even though single-family detached, single-family attached, townhouses, and two- to four-family dwellings are also allowed to meet the diverse housing needs of City residents. Neighborhood commercial and complementary uses customarily found in residential zone districts, such as schools, community facilities, religious institutions,
Rezoning Analysis-Report to Planning Commission M-2013-05 Page 2
and parks and playgrounds are encouraged. The minimum lot area for single-family detached dwellings is five thousand (5,000) square feet. The maximum residential density allowed is fifteen (15) dwelling units per acre. Buildings including street-level non-residential uses may include residential units at a density of up to twenty (20) units per acre.
Community Commercial (CC)- The CC district is established and intended to provide lands for business uses that provide goods and services to residents of the entire community, including shopping centers and large retail establishments. These commercial uses should provide appropriate appearance, parking, traffic movement, and landscaping elements, and protect abutting residential areas from adverse impacts. The CC district should typically be located along major arterials, at the intersection of arterials, and along growth corridors as identified in the Comprehensive Plan, but should not create or promote strip commercial development. Higher density residential uses are allowed above street-level, and as separate stand-alone uses.
Zoning History of the Property and Previous Rezoning Cases in the Area The remainder of this parcel is currently under consideration for rezoning from IG to MF-15 (Case #M-2013-02). The parcel to the west was rezoned from IG to CC in November of 2011.
INFRASTRUCTURE CONSIDERATIONS
Transportation The property has frontage on Dave Lyle Boulevard, an Expressway. Since access to Dave Lyle Boulevard is restricted, the property would be accessed from adjoining property. Access to eastern portion of the property would likely be from the road that is planned to extend from Waterford Park Drive to serve the adjoining property to the east. Access to the western portion of the property would likely be provided through the property to the west by a road that would connect to Red River Road. Frontage sidewalks will be required along Dave Lyle Boulevard when the property is developed.
Historic traffic volumes in the area are shown below:
Street
Vehicles Per Day
2011 2006 2001 1996 Capacity*
Dave Lyle Boulevard 6,300 6,800 N/A N/A 33,600*Capacity denotes Level of Service “C”.
Public Utilities A sewer extension will be needed to serve the site.
Public Schools The property is in the attendance zones of Independence Elementary, Castle Heights Middle, and Rock Hill High School. (School zones subject to change.)
Rezoning Analysis-Report to Planning Commission M-2013-05 Page 3
RELATIONSHIP TO PUBLIC PLANS
Vision 2020 Comprehensive Plan The City's Vision 2020 Land Use Map shows that this property is within the Existing Retail/Employment subarea of the Interstate Corridor Character Area. This area should continue to be anchored by regional retail and related uses, as well as business and industrial parks. While the character area includes a mix of existing uses, focused redevelopment options along with development opportunities for large tracts of land is also envisioned. The Interstate Corridor should be dominated by a combination of employment intensive uses and regional retail, as well as integrated with high density multi-family housing where appropriate. Ensure traffic access and circulation is carefully planned and coordinated to create efficient and safe circulation systems. Site design should feature safe and convenient pedestrian friendly facilities as well as human scale signage and lighting. Overall architectural themes should be established, with a focus on quality and relation to architecture of surrounding structures.
Conclusion The requested rezoning is generally consistent with the City of Rock Hill Vision 2020 Comprehensive Plan and Vision 2020 Land Use Map.
PUBLIC INVOLVEMENT
Staff hereby certifies that the required public notification actions have been completed as follows:
January 19: Planning Commission public hearing advertisement published in The Herald.
January 18: Rezoning notification signs posted on subject property.
January 18: Rezoning notification postcards sent to sixteen property owners within 300’ of the subject property.
Public Feedback No comments received to date.
RECOMMENDATIONS
Staff Assessment This property is very similar to the property to the east that is in the process of being rezoned from Industry General to Multi-Family-15 (Case #M-2013-02). The property is not suitable for industrial development due to steep slopes and the streams that cross the property and run along its eastern boundary. The riparian buffers associated with the streams reduce the usable area of the property and the cost of the earth-work needed to create a large, flat industrial site would be prohibitive. The inability to directly access the property from Dave Lyle Boulevard means that it will have to be developed in conjunction with adjoining parcels. This situation provides good reason for the zoning of this property to be consistent with the zoning of the adjoining property. The proposed zoning is consistent with the City’s Land Use Plan.
Rezoning Analysis-Report to Planning Commission M-2013-05 Page 4
Staff Recommendation Staff recommends approval of the proposed rezoning.
Attachments
Rezoning Map
To see the applications submitted for this case, go to: www.cityofrockhill.com/PlanInfo.
Staff Contact: Eric S. Hawkins, AICP, Planner III [email protected] 803.329.8763
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IG
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CCPD
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MF-8
PUD
PD-C
DAVE
LYLE
BLV
D
WATERFORD PARK DR
RED RIVER RD
LOCKE LN
CHAD
WES
LEY R
D
OVERVIEW DR
UD
RUD
ID
RUD-
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RC-I
OUTS
IDE
CITY
OUTS
IDE
CITY
CC
MF-15
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Cherry Road Revitalization StrategyCherry Road Revitalization Strategy
In recent years the City of Rock Hill has placed increasing importance on revitalization of the Cherry Road Corridor. This priority is reiterated in various policy documents intended to set the vision and direction for the City over the short and long-term horizon, including the Vision 2020 Comprehensive Plan, FY2013-2015 Strategic Plan, and College Town Action Plan. Part of the on-going efforts to promote redevelopment and infill along key corridors is the development of “small area plans” for specific districts or nodes. The first area examined along the Cherry Road Corridor is the South Cherry Road Area.
OVERVIEW The South Cherry Road Area is a 0.8 mile section of Cherry Road between the railroad tracks at Winthrop University and York Avenue. The study area consists of 71 properties with a total 2011 tax value of approximately $8.3 million. The Boyd Hill neighborhood is to the north; industrial uses are to the south; Winthrop University and the College Town Area are located to the east; and lower intensity residential and commercial uses adjoin the corridor to the west. Two arterial roadways intersect Cherry Road: West Main Street and Constitution Boulevard.
EXISTING CONDITIONS Based on the existing design and orientation of buildings, the study area is largely service-oriented business and light industrial in nature, particularly the properties to the east of Constitution Boulevard and to west of West Main Street. The stand-alone open bay structures, typically associated with warehouse/office, light manufacturing, and “flex-space”, contribute to the overall character of the area.
Figure 1 illustrates the existing land use pattern in the South Cherry Road area. Although the area has a light industrial character, nearly 40% of the properties are used for commercial purposes. Vacant properties are the second most prevalent land use pattern, comprising 20% of all parcels. While a number of vacant sites are actively listed for sale or lease, others appear to be abandoned. At 17%, public uses make up the
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next largest category. These anchor uses include York County N a t u r a l G a s A u t h o r i t y administrative offices and facilities, Winthrop University parking and future expansion area, American Legion building, Rock Hill School District #3 Stadium, and York County Government offices.
Prior to the 2005 citywide Zoning Ordinance update, the properties along South Cherry Road were primarily zoned M-L, Light Manufacturing. The Zoning Code update automatically converted properties in M-L districts to IG, Industry General districts, affecting many commercial uses. Several meetings were then held with area property owners, and it was determined that IG was not the right fit for some of the commercial uses along the corridor. As a result, most of the properties were rezoned to LC, Limited Commercial district while the public uses remained IG. Figure 2 depicts the current zoning map for the South Cherry Road area.
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FIGURE 2– Current Zoning Map
FIGURE 1– Existing Land Use Map
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CHALLENGES The South Cherry Road area faces many challenges as it strives to reposition itself in the marketplace and reemerge as a competitive corridor in today’s challenging economy. Like many commercial strip corridors across America, the South Cherry Road area is experiencing disinvestment. Some of the key challenges it faces are the result of a poor mix of land uses; aging, deteriorating, and obsolete structures and lots; and perceived safety concerns,
The current land uses on the corridor generally do not represent a complementary nor supporting mix of uses. For instance, several single-family homes are located adjacent to intense business and light industrial uses. Nearly 9% of the properties currently contain uses considered “non-conforming” in their respective zoning district, including warehouse (LC), adult entertainment (LC), check cashing (LC), and retail sales (IG). Furthermore, businesses tend to be single-destination uses rather than establishing in specialized clusters of retail or service industries that serve similar interests (such as medical uses, neighborhood services, offices, light manufacturing, or contractor/distributor showrooms). Also, the extensive amount of commercially zoned property limits any flexibility to include innovative business concepts within the existing industry setting.
Corridors that have high vacancies, high turnover and marginal business have structural vacancy problems, which can deter potential developers and business owners from investing in the area. The structural vacancy issues in the South Cherry Road area may be due to the limitations of the existing lot and building configurations. Many of the existing structures are oversized and underutilized for their current uses, while other buildings and lots are too small to meet the needs of today’s commercial market. Another reason could be poor upkeep. Although some properties are in good condition, particularly the multi-tenant commercial and office buildings, other parcels are in disrepair or are not well-maintained. Many structures were constructed 50 or more years ago and have reached or are near the end of their life cycle. Similarly, the building codes have changed over time making it difficult for some new uses to retrofit and meet today’s standards. It is likely that the numerous vacant buildings and neglected properties have weakened the area’s marketability and potential business owners are seeking out more attractive corridors in the region.
Stakeholders raised concerns about perceived safety in the area. Many felt that pedestrians and customers avoid South Cherry Road at night due to current street lighting conditions. There is also a general need for safe pedestrian facilities. Sidewalks are present; however, there is no safety buffer and pedestrians must walk adjacent to high-speed vehicular traffic. Crosswalks across Cherry Road are limited to two signalized intersections at West Main Street and Constitution Boulevard with the next closest crosswalks located nearly 1/2 mile away in each direction. When there is a significant distance between crosswalks, pedestrians may attempt to jaywalk, potentially causing safety issues. This particular section of Cherry Road is not a high problem area for crime. The majority of serious crimes involve property crime, such as vandalism and theft, rather than violent crime. In recent years total crimes in the area have declined, while crime in similar sections of the corridor has remained steady. It is expected that continued law enforcement deterrence measures in the surrounding neighborhood will further reduce total crimes in this area.
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OPPORTUNITIES The South Cherry Road area offers excellent access, exposure and visibility to passing vehicular traffic. This portion of Cherry Road carries an average daily traffic volume of nearly 16,000 vehicles. In comparison, the average daily traffic count along the length of Cherry Road ranges from 10,300 vehicles at the southern portion of the corridor (Heckle Boulevard ) to 36,700 vehicles at the northern portion of Cherry Road near I-77. Although traffic count and regional accessibility are greater near the Interstate, the South Cherry Road area has the advantage of increased local accessibility from two major intersecting roads connecting Downtown to the medical center and other key destinations. The number of potential customers and clients passing through the area every day should encourage commercial developers, property owners, and businesses owners to invest and take advantage of its prime location.
As previously mentioned, the South Cherry Road area is subject to high vacancy. While filling the empty stores and offices may seem to be a daunting challenge, the high concentration of vacant and abandoned buildings provides investors an opportunity to readily assemble and consolidate lots for redevelopment —particularly in the northeast section near the railroad tracks. It may take some time to attract a developer that is willing to make a significant investment in this area given other economic development initiatives currently underway across the City. In the short-term, efforts should be made to attract businesses to the area that have not saturated the local market and try to create a “niche” or specialty area for particular goods or services.
Despite a high vacancy rate, the South Cherry Road area has a number of stable public uses as well as new projects currently underway. York County, Winthrop University, the York County Natural Gas Authority (YCNGA), and Rock Hill School District 3 have a strong presence and several have made significant investments in the area recently. The YCNGA expanded its facility by about 10,500 square feet and made significant property enhancements. In 2009-2010, Winthrop University began moving the heart of its campus further southwest to incorporate the DiGiorgio Student Center and pedestrian amenities. The University’s purchase of the former American Legion property was followed by a landscape upgrade to that portion of the corridor. Also in 2010, Rock Hill in partnership with the University developed a College Town Action Plan that includes recommendations to create a “college town” atmosphere around the school, to the east of the railroad tracks. As a component of its Master Plan, Winthrop anticipates expanding its campus into the parking area within the study area. Also, a Dollar General store is currently under construction at the northwest corner of Main Street and Cherry Road. Preliminary planning has been completed for a proposed Streetcar Project that would parallel the existing railroad tracks and connect Downtown to the University including a terminus at Cherry Road. It is hoped that the Streetcar project will spur future redevelopment in the area, particularly properties along Richland Street. This may suggest that an interim plan for the area is desirable until further details on the Streetcar emerge.
PUBLIC INPUT Several meetings were held with area stakeholders including property and business owners, tenants and representatives from the Boyd Hill neighborhood. Participants recognized an overall need for property
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beautification, greater flexibility in zoning regulations and improved infrastructure. Stakeholders recognized that aesthetic improvements are greatly needed in the area to address facades, landscaping, and maintenance issues. They also suggested that zoning changes be made to attract new businesses that would otherwise have potential zoning conflicts and/or incompatible building space needs, including
churches, light industrial and “key-man” office space. Participants also focused on the need for
infrastructure improvements, particularly addressing perceived safety issues related to inadequate street
lighting, unmarked crosswalks, as well as unpaved and narrow alleyways. Questionnaire responses suggest
that implementation of infrastructure improvements is the highest priority to the community.
Stakeholders at one of the community meetings suggested that staff consider expanding the study area
boundary to include portions of the Boyd Hill neighborhood. Participants mentioned that the commercial
properties may not have sufficient lot depth to support redevelopment and recommended that the City allow
commercial expansion into the adjacent single family neighborhood. As a follow-up, City staff analyzed a
secondary study area, including 108 properties between Pursley Street and Bynum Avenue as well as lots
on the west side of Bynum Avenue between Richland Street and Constitution Boulevard, to determine the
likelihood of extensive redevelopment in the near future. As shown in Figure 3, the majority of occupied
housing units are renter-occupied (56%), but only 9% of all available units are vacant. The median home
value is $35,500. Staff also compared the market values and occupancy status within the secondary study
area to the rest of the Boyd Hill neighborhood and found no substantial differences. As such, the area
adjacent to the commercial strip may not be immediately ready for a widespread redevelopment effort.
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FIGURE 3– Occupancy & Value, Secondary Study Area
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KEY RECOMMENDATIONS While the South Cherry Road area has seen decline in recent years, there are many ways the City can encourage private investment and help stimulate economic growth. Four goals are suggested:
1. Stimulate development/redevelopment of vacant or underutilized buildings and properties;
2. Evaluate zoning or other regulatory impediments to viable uses and property redevelopment;
3. Establish a mix of uses that responds to the marketplace; and
4. Develop a short-term program to encourage beautification and maintenance of properties.
The following action steps are recommended to promote revitalization of the South Cherry Road area. The strategies are grouped into four themes: zoning changes, targeted infrastructure improvements, property enhancement/beautification, and marketing strategies.
Zoning ChangesZoning Changes The area is primarily zoned Limited Commercial, which often conflicts with the existing land use pattern and building suitability. Furthermore, certain uses that may be successful in this area are currently prohibited. Concerns have also been raised by property owners and tenants about the additional expenses that are necessary to upgrade existing buildings to meet the Zoning Ordinance design and development standards upon a change in use or minor renovations. It is suggested that the following modifications to the official Zoning Map and Ordinance be implemented to promote reinvestment in the South Cherry Road area.
Rezone certain properties to better reflect market and existing building stock Change the zoning designation on certain properties (as indicated in Figure 4) from LC to IB to encourage a broader mix of uses that are not currently permitted uses, such as limited manufacturing, contractor/distributor showroom, printing and publishing, and similar. Also look at rezoning one property on Main Street that is currently designated IG to LC.
Maintain Limited Commercial zoning at key intersections Preserve the LC zoning at the intersections at Main Street and Constitution Boulevard as well as at both ends of the South Cherry Road area as shown in Figure 4. Retail and commercial uses should be concentrated in these highly visible areas rather than spread out along the corridor.
Modify the Industry Business Zoning District permitted uses and general provisions The IB District was established and intended to accommodate a wide range of employment-generating office, institutional, research and development, and light manufacturing uses designed in “flex-space” arrangements within new employment centers. The Zoning Ordinance should be amended to expand the application of the IB District to certain portions of existing built-out redevelopment corridors and allow certain uses permitted in IB to additionally locate along arterial or collector roads.
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Expand Old Town District to include the South Cherry Road area The area located within the Old Town boundary has a different set of zoning requirements than properties not included in Old Town to facilitate rehabilitation, development or redevelopment. Standards support a more dense, urban, pedestrian oriented character due to the flexibility in , land use buffers; parking, landscape, and open space set-aside requirements; as well as design standards. The Old Town boundary was recently expanded to include properties around Cherry Road from Constitution Boulevard to Myrtle Drive in support of the College Town Action Plan. It is recommended that City Council consider expanding the Old Town boundary to include additional properties southwest of the railroad tracks including both sides of Cherry Road from Constitution Boulevard to York Avenue. Figure 4 depicts the current and proposed Old Town area boundary.
Targeted Infrastructure ImprovementsTargeted Infrastructure Improvements It has long been proven that targeted infrastructure improvements have a ripple effect in stimulating private investment. As developers, owners, and business enterprises observe public efforts to enhance an area, they gain confidence in their own ventures bringing added value to the community. It is suggested that the following public improvements be considered for the South Cherry Road area.
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FIGURE 4– Proposed Zoning Map
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Improve traffic signals at major intersections The two major intersections within the study area, Main Street and Constitution Boulevard, are of older design and could benefit from safety and aesthetic improvements. At a minimum, improvements could include new mast-arm traffic signals, decorative banners, and upgraded ADA crossing details. Figure 5 shows a before and after example of typical intersection improvements.
Phase I— Main Street
Phase II— Constitution Boulevard
Examine streetlight conditions and upgrade as necessary Workshop participants expressed concern over perceived pedestrian safety issues such as poor street lighting conditions. Utility crews have completed an initial evaluation of current conditions and are now working on addressing immediate problems, including the addition of new lighting on existing poles and adjusting the brightness of existing lights that do not meet acceptable standards. A more thorough analysis of street lighting levels should be conducted and improvements be implemented as needed.
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Existing conditions Existing conditions
Proposed ImprovementsProposed Improvements
FIGURE 5–I Intersection of Main Street & Cherry Road
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Upgrade specific intersections to include marked crosswalks across Cherry Road As indicated in Figure 6, there are currently two signalized, marked crosswalks within the study area that cross Cherry Road : at Main Street and Constitution Boulevard. The next closest crosswalks are located nearly 1/2 mile away at Camden Avenue and near Finley Road. Pedestrians need safer access across Cherry Road and should be able to cross at more frequent intervals. This is especially important as the area could generate significant pedestrian activity from Winthrop University and the adjoining residential neighborhoods. Marked pedestrian crossing are suggested at the following intersections with Cherry Road:
Richland Street Stadium Street York Avenue South
Ensure that sidewalks are adequately maintained Many sections of sidewalk in the area are in disrepair or impeded by poorly maintained landscaping. Property owners should be encouraged to properly maintain vegetation and make SCDOT and the City aware of sidewalk repair needs.
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FIGURE 6– Existing and Proposed Pedestrian Crossings
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Property Enhancement/BeautificationProperty Enhancement/Beautification
Aesthetic improvements are greatly needed. Landscaping, upgraded pavement treatment, signage, and façade improvements would go a long way in making the area more attractive to businesses and investors.
Promote targeted streetfront landscaping improvements Property owners should be encouraged to provide additional streetfront landscaping, particularly in conjunction with other building upfits. Where appropriate, excess pavement should be removed and replaced with landscaping as well as plants installed in bare, unimproved areas.
Encourage property owners to reduce excessive pavement and add landscaping
Many properties in the area have excessive driveway and drive aisle widths. The unnecessary pavement causes additional stormwater runoff. Owners should look for opportunities to reduce the area of paved surfaces while increasing vegetation and using more pervious materials. Figure 7 shows an example of this practice.
Periodically conduct proactive code enforcement efforts Typically, code enforcement in the City is complaint-driven; however, efforts in this area should be stepped up to address any major health and safety concerns. Staff should also proactively assess maintenance and zoning issues with property owners to encourage compliance.
Consider a Commercial Façade and Aesthetic Improvement Grant Program in partnership with area businesses and organizations
Stakeholders suggested that the City look at implementing an initiative similar to the Downtown Façade Improvement Program to encourage greater investment in the area. There may be interest in partnering with area businesses and public organizations to establish a grant program that awards matching funds for commercial façade and other aesthetic improvements. Initiate dialogue with potential partner agencies and companies to gauge interest.
Marketing StrategiesMarketing Strategies
Marketing Strategies is the fourth theme towards revitalizing the South Cherry Road area and include action steps to promote an identity for the area, develop marketing materials, increase awareness of the City’s Open for Business program and educate the community on Building Code requirements.
Work with community to develop and promote an identity for the area As the area is revitalized and new businesses move in, a common “theme” or “identity” may present
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FIGURE 7– Example of reducing paved surface area
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itself. Efforts should be taken to collaborate with stakeholders and, if a theme emerges, establish an identity for the South Cherry Road area. Banners illustrating this theme could be installed at the major intersections to promote the area.
Prepare a pamphlet or other marketing tool promoting the area as a viable business location
It is recommended that City staff work with the community to prepare a marketing pamphlet to promote business location in the area. Brochures should be distributed to the Chamber of Commerce, Realtor’s Associations and other interested parties.
Promote the Open for Business program to the business community The City’s Open for Business program provides personal assistance to small businesses in choosing, building, or expanding their business location. Upon request, trained City staff will take a comprehensive look at the proposed site and building layout so a potential investor has a clear understanding of any Zoning, Building, and/or fire code restrictions that will affect or limit operations and site modifications that may be necessary to open for business. Business owners and landlords seeking to lease space should be made aware of the potential expense- and time-saving benefits of this initiative.
Emphasize the limited application of the new building code requirements It is suggested that efforts be made to increase awareness regarding building code compliance. Many investors may be reluctant to expand or renovate buildings in the area due to misconceptions about building code requirements. Meeting building code requirements may not be as difficult as perceived. The primary trigger for full compliance is a change in occupancy use class, which differs from the more commonly known “ zoning use change”. Minor renovations, or upfits, to buildings that have not been vacated for more than one year nor proposed for a change in occupancy use are not subject to major building code grades. City inspectors are available to evaluate a structure and inform developers and owners of additional improvements that may be needed to meet minimum building code standards, as they apply.
CONCLUSION The strategies proposed within the South Cherry Road Small Area Plan are intended to make the community both look and function better. It is not realistic to expect private investment to initiate major redevelopment efforts along this portion of the corridor in the near future. However, it is important that the City not lose sight of the long-term vision for redevelopment of this area and should encourage developers to consider major investments as long as stable neighborhoods are protected from significant commercial or industrial encroachment. Meanwhile, it is anticipated that incremental improvements resulting from zoning changes, infrastructure upgrades, and beautification will start to revitalize the corridor and build confidence to support business investment, pending the Streetcar Project, Winthrop expansion, or another transformative catalyst.
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