SC - York: PLANNING COMMISSION

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PLANNING COMMISSION

Planning Commission York County Office Complex 6:00 PM Large Conference Room, Suite 104 1070 Heckle Boulevard, Rock Hill, SC 29732

York County is committed to assuring accessibility with reasonable accommodation, of county services, facilities, employment and programs for all individuals, in compliance with federal law. Please contact the County Manager s Office at 803-684-8511 if you need assistance. 1
Tagged Passions:compliance, streets, manager, boards and commissions, services, employment, planning, and program

Call to Order/Invocation

Approval of the Agenda

Adoption of Minutes

1.
Planning Commission - Planning Commission - Jan 8, 2018 6:00 PM

Old Business New Business
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1.
Subdivision: Coltons Ridge - Preliminary Plat Applicant: Utopia Designs, LLC Tax Map

Numbers: 337-00-00-053, -065, -066 Total Acreage: 11.02 acres Total Lots: 8 single family lots Council District 3: Robert Winkler Zoning District: Rural Development I (RUD-I)

Tagged Passions:taxes, Taxes, council, development, subdivision, zoning, Development, and rural

2.
Subdivision: Utopia Place - Preliminary Plat Applicant: Utopia Designs, LLC Tax Map

Numbers: 337-00-00-003, -070, -071 Total Acreage: 13.62 acres Total Lots: 10 single family lots Council District 3: Robert Winkler Zoning District: Rural Development I (RUD-I)

Tagged Passions:taxes, Taxes, council, development, subdivision, zoning, Development, and rural

3.
Subdivision: Pamela Road Subdivision - Preliminary Plat Applicant: Lot Sales, Inc Tax

Map Numbers: 291-00-00-041 -042 Total Acreage: 4.9 acres Total Lots: 4 single-family

Tagged Passions:taxes, streets, Taxes, subdivision, sale, and zoning

lots Council District 3: Robert Winkler Zoning District: Residential Development I (RD-

I)

Tagged Passions:council, development, zoning, and Development

4.
Rezoning 17-31

Eco-Site LLC by Pennington Law Firm, LLC (Applicant) is requesting to rezone a 1 acre parcel from RD-II to RUD. The subject parcel is located on Heckle Blvd, in the Rock Hill Community. The property is referenced as Tax Parcels 5950000055, Case 17-31. District 4 - Bump Roddey.

Tagged Passions:taxes, property, Taxes, and zoning

5.
Rezoning 18-01

No additional detail provided

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Duane Juell (Applicant) is requesting to rezone two parcels totaling approximately 1.12 acres from

RD-I to BD-III. The subject parcel is located at 1029 Spratt St., in the Fort Mill Community. The property is referenced as Tax Parcels 7080000024 7080000037, Case 18-01. District 7 -Chad Williams. York County is committed to assuring accessibility with reasonable accommodation, of county services, facilities, employment and programs for all individuals, in compliance with federal law. Please contact the County Manager s Office at 803-684-8511 if you need assistance. 2
Tagged Passions:compliance, taxes, property, manager, Taxes, military, services, employment, zoning, and program

6.
Rezoning 18-02

Bert Evans II and Teresa Evans (Applicant) is requesting to rezone a 6.92 acre parcel from RC-I to

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RUD-I. The subject parcel is located at 4839 Willow Pond Rd, in the Clover Community. The

property is referenced as Tax Parcels 5660000078, Case 18-02. District 2 - Allison Love.
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Other Business

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1.
Presentation of General Impact Fee Resolution and Update on Impact Fee Study Process

No additional detail provided

2.
Planning Commission to Receive Planning Department Update on Proposed Code Revisions

No additional detail provided

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to Address Special Events, Mining, Concrete Plants, and Landfills, and Discuss Scheduling

a Special Called Meeting

Tagged Passions:plant, landfill, events, and solid waste

3.
Pre-Submittals

No additional detail provided

4.
Rezoning Tracking Sheet

No additional detail provided

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Adjournment

YORK COUNTY PLANNING COMMISSION
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MINUTES JANUARY 8, 2018

DRAFT

Planning Commission York County Office Complex 6:00 PM Large Conference Room, Suite 104 1070 Heckle Boulevard, Rock Hill, SC 29732

Tagged Passions:streets, boards and commissions, and planning

1
Call to Order/Invocation

The meeting was called to order by Walter Heinsohn at 6:00 p.m. followed by invocation. The chair recognized Jennifer Bowman as the new member to the Planning Commission.
Tagged Passions:recognition, boards and commissions, and planning

Present, Council District 3 Tommy Robbins: Present, Council District 5 Larry Barnett: Present,

No additional detail provided

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James Darby: Absent, Jennifer Bowman: Present, Walt Heinsohn: Present, Planning Manager

Steve Allen: Present, Long Range Planner Robert Will: Present, Planning Director Audra Miller: Present, Secretary Bonnie Marsiglia: Present.

Tagged Passions:manager and planning

Approval of the Agenda

Bill Hargrove motioned for approval of the agenda, which was seconded by Tommy Robbins and approved by all.

Adoption of Minutes

1.
Approval of December 11, 2017 Planning Commission Minutes

ACCEPTED [Unanimous] MOVANT: Tommy Robbins SECOND: Bill Hargrove Old Business New Business

Tagged Passions:boards and commissions, planning, and business

1.
Planning Commission to Elect Officers for 2018

Bill Hargrove nominated Walter Heinsohn for Chair and Jamie Henrickson for Vice Chair. Tommy Robbins seconded the nominations. The motion carried with a vote of 5/3. Chair and Vice Chair will stay as they were last year. 3.1 Packet Pg. 3 M in ut es A cc ep ta nc e: M in ut es o f J , 2 01

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M inu tes ) PASS [5 to 3] MOVANT: Bill Hargrove SECOND: Tommy Robbins

AYES: Robbins, Hargrove, Brittain, Bowman, Heinsohn

No additional detail provided

NAYS: Carmen Miller, Jamie Henrickson, Larry Barnett

ABSENT: James Darby

2.
Subdivision: Paddlers Cove - Preliminary Plat Revision Applicant: Crescent Communities

Tax Map Number: 559-00-00-021 Total Acreage: 133.33 acres Total Lots: 297 single family lots Council District 2: Allison Love Zoning District: RD-I (CZ) Residential Development I (conditional rezoning) Audra Miller presented the Preliminary Plat request for revision. This plat was originally approved in February 2017. It was rezoned back in 2014 with conditions. James Martin addressed some of the Planning Commission questions. Bill Hargrove made a motion for approval. Tommy Robins seconded. This motion passed with a vote of 5/3. PASS [5 to 3] MOVANT: Bill Hargrove SECOND: Tommy Robbins

Tagged Passions:taxes, Taxes, boards and commissions, council, development, subdivision, zoning, planning, and Development

AYES: Robbins, Hargrove, Brittain, Bowman, Heinsohn

No additional detail provided

NAYS: Carmen Miller, Jamie Henrickson, Larry Barnett

ABSENT: James Darby

3.
Rezoning 17-38

No additional detail provided

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Art Howard (Applicant) is requesting to rezone an approximately 1.14 acre parcel from UD to

No additional detail provided

Tagged Passions:arts, property, and zoning

RC-I. The subject parcel is located at the southeast corner of Brookview Dr. and Blucher

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Circle in the Lake Wylie community. The property is referenced as Tax Parcel 5760000211,

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Case 17-38. District 2 - Allison Love.

Robert Will presented the rezoning request. Jamie Henrickson made a motion to approve. With a second by Darren Brittain the motion passed unanimously. 3.1 Packet Pg. 4 M in ut es A cc ep ta nc e: M in ut es o f J , 2 01

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M inu tes ) PASS [Unanimous] MOVANT: Jamie Henrickson SECOND: Darren Brittain

AYES: Miller, Henrickson, Robbins, Barnett, Hargrove, Brittain, Bowman,

Heinsohn ABSENT: James Darby

4.
Rezoning 17-40

No additional detail provided

Tagged Passions:zoning

Jay Patel (Applicant) is requesting to rezone an approximately 1.62 acre parcel from RUD to

Tagged Passions:property and zoning

RD-I. The subject parcel is located at 3519 Pleasant Rd., in the Fort Mill Community. The

property is referenced as Tax Parcel 7200000014, Case 17-40. District 1 - Michael Johnson. Robert Will presented the rezoning request. The applicant wants to split the lot having the parcels use a shared drive. If approved they will have to go in front of the Zoning Board of Appeals for subdivision lot variance. Rob Herrin of Rock Hill answered the Planning
Tagged Passions:taxes, property, Taxes, military, subdivision, zoning, and planning

Commission questions. A motion to approve with condition they share the driveway was

made by Carmen Miller and seconded by Darren Brittain. This motion passed unanimously. PASS [Unanimous] MOVANT: Carmen Miller SECOND: Darren Brittain

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AYES: Miller, Henrickson, Robbins, Barnett, Hargrove, Brittain, Bowman,

Heinsohn ABSENT: James Darby

5.
Rezoning 17-41

York County (applicant) is requesting to rezone a 2.06 acre parcel from BD-III to RC-II. The subject parcel is located at 1456 Dunlap Roddey Rd. in the Rock Hill community. The property is referenced as Tax Parcel 6080000025, Case 17-41. District 5 - Christi Cox Robert Will presented the applicant's request. Larry Barnett motioned for approval. This was supported by Jamie Henrickson and unanimously approved by the Commission. 3.1 Packet Pg. 5 M in ut es A cc ep ta nc e: M in ut es o f J , 2 01

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M inu tes ) PASS [Unanimous] MOVANT: Larry Barnett SECOND: Jamie Henrickson

AYES: Miller, Henrickson, Robbins, Barnett, Hargrove, Brittain, Bowman,

Heinsohn ABSENT: James Darby

Other Business

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1.
Presentation of Impact Fee Resolution and Discussion of Impact Fee Study Process

Audra Miller presented the Impact Fee Study and Adoption Process information. Because of the tight time frame the Planning Commission will be meeting directly with the consultant three times. These presentations will take approximately 1 to 1 1/2 hours. It was agreed upon between Audra and the Planning Commission that these presentation be on the Monday

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nights after the regular Planning Commission meeting portion. It is anticipated that the

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presentations will occur in February, March, and April with a recommendation vote in May.

A recommendation of the Planning Commission has to have a majority, five members, of the sitting Board in order to be recognized.

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2.
Pre-Submittals

The Pre-submittal Sheet was accepted by the Commission.

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Adjournment

The meeting adjourned at 6:45 with a motion by Bill Hargrove and seconded by Tommy Robbins. 3.1 Packet Pg. 6 M in ut es A cc ep ta nc e: M in ut es o f J , 2 01

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Updated: 2/2/2018 12:18 PM by Josh Reinhardt Page 1

PLANNING COMMISSION
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SUBDIVISION: COLTONS RIDGE - PRELIMINARY PLAT APPLICANT: UTOPIA

DESIGNS, LLC TAX MAP NUMBERS: 337-00-00-053, -065, -066 TOTAL

Tagged Passions:taxes, Taxes, subdivision, and zoning

ACREAGE: 11.02 ACRES TOTAL LOTS: 8 SINGLE FAMILY LOTS COUNCIL

DISTRICT 3: ROBERT WINKLER ZONING DISTRICT: RURAL DEVELOPMENT I (RUD-I) 5.1 Packet Pg. 7 PLANNING COMMISSION 02/12/18 Page 1 of 1 PRELIMINARY SUBDIVISION PLAT OVERVIEW COLTONS RIDGE RESIDENTIAL SUBDIVISION
Tagged Passions:boards and commissions, council, development, subdivision, zoning, planning, Development, and rural

APPLICANT UTOPIA DESIGNS, LLC

CHERYL BOYD P.O. BOX 1008 YORK, SC 29745 REQUESTED ACTION Single-family residential subdivision TAX MAP NUMBERS 337-00-00-053, 065, 066 LOCATION Cedar Road, York, SC COUNCIL DISTRICT District 3 Robert Winkler CURRENT ZONING Rural Development I District (RUD-I) TOTAL ACREAGE 11.02 acres NUMBER OF PROPOSED LOTS 8 single-family lots MINIMUM LOT SIZE Approximately 43,560 square feet or 1.0 acres AVERAGE LOT SIZE Approximately 46,609 square feet or 1.07 acres LOT WIDTH(S) Lot are an average of 230 feet in width AVERAGE DENSITY 0.72 dwelling units per acre (8 lots / 11.02 acres = 0.72 DUA) PROPOSED WATER SEWER SCDHEC approved well septic systems STAFF SUMMARY: The applicant is requesting approval of 8 single-family lots on 11.02 acres referred to as Colton s Ridge Subdivision. The average lot size is approximately 46,609 square feet or 1.07 acres with an average residential density of 0.72 dwellings per acre. SCDHEC approval is required for individual lots for well and septic systems. All roads within the subdivision are to be designed to meet County requirements and proposed for acceptance into the York County public roadway system. A TIA was required for this subdivision. According to the findings the proposed subdivision will have minimal impacts to the existing traffic patterns of the surrounding areas. The development will generate a maximum of 8 new peak hour trips and 77 new total daily trips according to the guidelines set forth in the ITE Trip Generation Manual. Therefore, no traffic mitigation is required. This TIA has been reviewed and approved by the York County Planning Department. Based on staff s review, all outstanding issues have been addressed on the preliminary plat. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat based on 154.029 Preliminary Plat Review and 154.030 Preliminary Plat Application and Supporting Data (Requirements). 5.1.a Packet Pg. 8 A tta ch m en t: PC P ac ke t-C ol to ns R id ge (3

Tagged Passions:taxes, Taxes, council, Utility, development, subdivision, zoning, utility, planning, traffic, Development, rural, sewer, and water

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CE DA R R DRUD-I AGC UTOPIA DESIGNS LLC 3370000003 5.1.a Packet Pg. 10 A tta ch m en t: PC P ac ke t-C ol to ns R id ge (3

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PLANNING COMMISSION
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SUBDIVISION: UTOPIA PLACE - PRELIMINARY PLAT APPLICANT: UTOPIA

DESIGNS, LLC TAX MAP NUMBERS: 337-00-00-003, -070, -071 TOTAL

Tagged Passions:taxes, Taxes, subdivision, and zoning

ACREAGE: 13.62 ACRES TOTAL LOTS: 10 SINGLE FAMILY LOTS COUNCIL

DISTRICT 3: ROBERT WINKLER ZONING DISTRICT: RURAL DEVELOPMENT I (RUD-I) 5.2 Packet Pg. 11 PLANNING COMMISSION 02/12/18 Page 1 of 1 PRELIMINARY SUBDIVISION PLAT OVERVIEW UTOPIA PLACE RESIDENTIAL SUBDIVISION
Tagged Passions:boards and commissions, council, development, subdivision, zoning, planning, Development, and rural

APPLICANT UTOPIA DESIGNS, LLC

CHERYL BOYD P.O. BOX 1008 YORK, SC 29745 REQUESTED ACTION Single-family residential subdivision TAX MAP NUMBERS 337-00-00-003; 070; 071 LOCATION Cedar Road, York, SC COUNCIL DISTRICT District 3 Robert Winkler CURRENT ZONING Rural Development I District (RUD-I) TOTAL ACREAGE 13.62 acres NUMBER OF PROPOSED LOTS 10 single-family lots MINIMUM LOT SIZE Approximately 43,560 square feet or 1.0 acres AVERAGE LOT SIZE Approximately 45,302 square feet or 1.04 acres LOT WIDTH(S) Lots are an average of 200 feet in width AVERAGE DENSITY 0.73 dwelling units per acre (10 lots / 13.62 acres = 0.73 DUA) PROPOSED WATER SEWER SCDHEC approved well septic systems STAFF SUMMARY: The applicant is requesting approval of 10 single-family lots on 13.62 acres referred to as Utopia Place Subdivision. The average lot size is approximately 45,302 square feet or 1.04 acres with an average residential density of 0.73 dwellings per acre. SCDHEC approval is required for individual lots for well and septic systems. All roads within the subdivision are to be designed to meet County requirements and proposed for acceptance into the York County public roadway system. A TIA was required for this subdivision. According to the findings the proposed subdivision will have minimal impacts to the existing traffic patterns of the surrounding areas. The development will generate a maximum of 10 new peak hour trips and 96 new total daily trips according to the guidelines set forth in the ITE Trip Generation Manual. Therefore, no traffic mitigation is required. This TIA has been reviewed and approved by the York County Planning Department. Based on staff s review, all outstanding issues have been addressed on the preliminary plat. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat based on 154.029 Preliminary Plat Review and 154.030 Preliminary Plat Application and Supporting Data (Requirements). 5.2.a Packet Pg. 12 A tta ch m en t: PC P ac ke t-U to pi a Pl ac

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Updated: 2/2/2018 4:09 PM by Josh Reinhardt Page 1

PLANNING COMMISSION
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SUBDIVISION: PAMELA ROAD SUBDIVISION - PRELIMINARY PLAT

APPLICANT: LOT SALES, INC TAX MAP NUMBERS: 291-00-00-041 -042 TOTAL

Tagged Passions:taxes, streets, Taxes, subdivision, sale, and zoning

ACREAGE: 4.9 ACRES TOTAL LOTS: 4 SINGLE-FAMILY LOTS COUNCIL

DISTRICT 3: ROBERT WINKLER ZONING DISTRICT: RESIDENTIAL
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DEVELOPMENT I (RD-I)

5.3 Packet Pg. 15 PLANNING COMMISSION 02/12/18 Page 1 of 1 PRELIMINARY SUBDIVISION PLAT OVERVIEW LOT SALES - PAMELA ROAD RESIDENTIAL COMMUNITY APPLICANT LOT SALES INC. TRACY FERGUSON 1111 SHARON ROAD YORK, SC 29745 REQUESTED ACTION Single-family residential subdivision on an existing county road way TAX MAP NUMBERS 291-00-00-041 and 042 LOCATION Pamela Road, York, SC COUNCIL DISTRICT District 3 Robert Winkler CURRENT ZONING Residential Development- I District (RD-I) TOTAL ACREAGE 4.9 acres NUMBER OF PROPOSED LOTS 4 single-family lots MINIMUM LOT SIZE Approximately 43,560 square feet or 1.0 acres AVERAGE LOT SIZE Approximately 53,633 square feet or 1.2 acres LOT WIDTH(S) Lots are an average of 100 feet in width AVERAGE DENSITY 0.81 dwelling units per acre (4 lots / 4.9 acres = 0.81 DUA) PROPOSED WATER SEWER SCDHEC approved well septic systems STAFF SUMMARY: The applicant is requesting approval of four single-family lots on 4.9 acres referred to as Lot Sales/Pamela Road. The average lot size is approximately 53,633 square feet or 1.2 acres with an average residential density of 0.81 dwellings per acre. Pamela Road is an existing gravel road and is in the York County public roadway system. A TIA was not required for the subdivision of the property. SCDHEC has approved the individual lots for well and septic systems.

Tagged Passions:taxes, property, Taxes, boards and commissions, council, Utility, development, subdivision, sale, zoning, utility, planning, Development, sewer, and water

Pamela Road is an existing York County gravel public roadway. York County has requested that shared driveways be required for lots 1 2 and lots 3 4 as a condition of approval for the preliminary plat in order to help maintain public safety for citizens entering Pamela Road.

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Driveway areas located outside of the road right of way are to have shared maintenance and to be maintained by the property owners. All conditional notes to be added to the Final Plat.

Based on staff s review, all outstanding issues have been addressed on the preliminary plat. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat based on 154.029 Preliminary Plat Review and 154.030 Preliminary Plat Application and Supporting Data (Requirements). 5.3.a
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PLANNING COMMISSION REZONING 17-31 Eco-Site LLC by Pennington Law Firm, LLC (Applicant) is requesting to rezone a 1 acre parcel from RD-II to RUD. The subject parcel is located on Heckle Blvd, in the Rock Hill Community. The property is referenced as Tax Parcels 5950000055, Case 17-31. District 4 - Bump Roddey. 5.4 Packet Pg. 19
Tagged Passions:taxes, property, Taxes, boards and commissions, zoning, and planning

STAFF SUMMARY The purpose of this requested rezoning is to site a monopole cellular tower on the subject parcel (if approved as a public service use by the Board of Zoning Appeals). The site is 1 acre in size and is directly adjacent to Heckle Blvd. to the east and a single family residential subdivision to the west (Huntington Point). The site is directly adjacent to the City of Rock Hill. The proposed cellular tower will be 155 feet in height and will be of a monopine design which is intended to blend in with the existing tree line (see photo simulations in the application package).

Comprehensive Plan Analysis The future land use map designates the subject parcel as Municipal Infill . Land use in these County areas should be influenced by the relevant adopted future land use plan of the subject jurisdiction. In this case the City of Rock Hill future land use plan designates this as Suburban Residential . From the City of Rock Hill: Suburban residential areas are residential subdivisions containing a relatively uniform housing type form and density throughout. They should be protected from encroachment from other types of uses in the future. Policy LU-3.4 of the York County Comprehensive Plan states that the county should Encourage development in Municipal Infill areas that is compatible with existing neighborhoods. Additionally, Strategy LU-3.4.1 indicates that the County should Support rezonings that are consistent with adopted municipal plans and the scale and density of existing neighboring land uses. The 155 foot tower is not compatible with the scale of the existing single-family neighborhood. The proposed location of the tower is within 200 feet of the closest residence. Reasons for Denial
Tagged Passions:property, policy, Cell tower, development, trees, encroachment, subdivision, cell tower, strategic, neighborhood, zoning, housing, and Development

1.
The uses permitted in the requested zoning district (RUD) are not compatible with the character of the surrounding area/neighborhood

2. The purpose of the requested zoning district (RUD) intended to protect and preserve areas of the county which are presently rural in character and use. It does not belong in an urbanized area by definition.
Tagged Passions:neighborhood, zoning, and rural

3.
There is no other areas zoned RUD in the vicinity of the subject parcel. 4. The requested zoning and use are in conflict with the York County Comprehensive Plan and

the Rock Hill future land use plan. REZONING REQUEST SUMMARY

Tagged Passions:property, strategic, and zoning

CASE: 17-31 APPLICANT: ECO-SITE LLC BY PENNINGTON LAW FIRM, LLC ADDRESS: HECKLE BOULEVARD REQUEST: REZONE 1 ACRE FROM RD-II TO RUD

STAFF RECOMMENDATION: DENIAL YORK COUNTY GOVERNMENT Planning Development Services 5.4.a Packet Pg. 20 A tta ch m en t:

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REZONING APPLICATION OVERVIEW FOR CASE 17-31 APPLICANT: Eco-Site LLC by Pennington Law Firm, LLC 1501 Main Street, Suite 700 Columbia, SC 29201 PROPERTY OWNER(S): Roger Dale Teresita Baldwin 2844 Harlindale Drive Rock Hill, SC 29732 REQUESTED ACTION To rezone approximately 1 acre from RD-II to RUD TAX MAP NUMBER 5950000055 LOT SIZE +/- 1 acre
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LOCATION Heckle Boulevard in the Rock Hill Community

No additional detail provided

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EXISTING SITE CONDITIONS Vacant

2035 LAND USE PLAN DESIGNATION Municipal Infill

COUNCIL DISTRICT Four (4) William Bump Roddey

SURROUNDING USE OF THE LAND: CURRENT LAND USE CURRENT

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ZONING 2035 LAND USE PLAN RECOMMENDATION

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NORTH VACANT RD-II MUNICIPAL INFILL

EAST VACANT RD-II MUNICIPAL INFILL

SOUTH VACANT RD-II MUNICIPAL INFILL

WEST SINGLE FAMILY RESIDENTIAL SF-3 ROCK HILL CITY OF ROCK HILL ZONING DISTRICT COMPARISON CHART: CURRENT ZONING RD-II PROPOSED ZONING RUD MINIMUM LOT SIZE 1 ACRE PRIVATE UTILITIES 8,000 SF PUBLIC UTILITIES 1 ACRE LAND USES PERMITTED SINGLE FAMILY RESIDENTIAL MULTI-FAMILY RESIDENTIAL RURAL RESIDENTIAL 5.4.a Packet Pg. 21 A tta ch m en t:
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REZONING HISTORY OF THE AREA: PARCEL NUMBER ACTION APPROVED DATE STAFF RECOMMENDATION NA NA NA NA PARCEL NUMBER ACTION DENIED DATE STAFF RECOMMENDATION NA NA NA NA PLANNING COMMISSION REPORT Per Section 155.572 of the York County Code, The Commission will consider the following factors: 1. What is the relationship of this request to the official land use and development plan? The subject parcel is designated as Municipal Infill on the York County future land use map. The Municipal Infill category is a flexible land use category intended for small pockets of land within the County s jurisdiction that are surrounded by incorporated areas. The appropriate uses in this category vary depending on location. They should be compatible with the uses that are existing or planned for the adjoining municipal lands. Land use in these County areas should be influenced by the relevant adopted future land use plan of the subject jurisdiction. New development or redevelopment within these donut areas should also complement the scale and character of existing surrounding development. The surrounding area is small-lot residential in character within the City of Rock Hill and the subject parcel is adjacent to a four-lane divided major transportation corridor.
Tagged Passions:property, boards and commissions, development, corridor, zoning, planning, history, Development, and transportation

2.
Does the request violate or support the plan? The request is not consistent with the following policy and strategy in the York County Comprehensive Plan:

POLICY LU-3.4: Encourage development in Municipal Infill areas that is compatible with existing neighborhoods. STRATEGY LU-3.4.1: Support rezonings that are consistent with adopted municipal plans and the scale and density of existing neighboring land uses. The existing single-family neighborhood is within 200 feet of the proposed 155 foot tower location. The City of Rock Hill plan indicates this area as Suburban Residential which should be preserved and protected from the encroachment of other uses in the future.
Tagged Passions:policy, Cell tower, development, encroachment, cell tower, strategic, neighborhood, zoning, and Development

3.
Are the uses permitted by the proposed change appropriate in the area concerned? No. Many of the permitted uses (except single family residential) are not appropriate in the urbanized corridor where the subject parcel is located. For example: the keeping or raising of animals; manufactured homes; kennels and general farming. The Rural Development District is intended to protect and preserve areas of the county which are presently rural in character and use. This district is to serve to discourage rapid growth while allowing growth through orderly use and timely transition of rural areas.

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Do adequate public school facilities and other public services exist or can be provided to serve the needs of the development likely to take place as a result of the change, and the consequence of the change? Schools and other public services will not be impacted by the proposed change from the RD-II residential district to the RUD residential district.

No additional detail provided

Tagged Passions:education, services, Public Works, development, Development, and public works

5.
Staff recommendations regarding mitigation for traffic impacts caused by the development. If the Commission does not adopt the staff recommendations, the Commission shall identify the reasons why the Commission rejected staff s recommendations.

Staff Recommendation: The site is located on SC 901, a four lane highway with a paved median that is maintained by the SCDOT. The most recent traffic count data (2016) for SC 901 recorded an average of 17,300 vehicle trips per day. Once construction of the site is completed, the trip generation by the site is expected to be minimal, and no negative impacts from the site on the existing road network are anticipated.

Tagged Passions:streets, boards and commissions, development, construction, traffic, Development, and transportation

6.
Is the proposed change in accord with any existing or proposed plans for providing a public water supply and sanitary sewer to the area? There is existing public water and sewer in the area.

Tagged Passions:Utility, utility, sewer, and water

7.
The amount of vacant land currently classified for similar development in the vicinity and elsewhere in the county and any special circumstances which may make a substantial part of the vacant land unavailable for development. There is no RUD zoning in the vicinity of the subject parcel.

Tagged Passions:property, development, zoning, and Development

Declaration of Policy, Section 155.573

As a matter of policy, no request to change the text of the ordinance (appendix) or the map shall be acted upon favorably, except: 1) Where necessary to implement the land use and development plan, or 2) To correct an original mistake or manifest error in the regulations or map, or 3) To recognize substantial change or changing conditions or circumstances in a particular locality, or 4) To recognize changes in technology, the style of living, or manner of doing business. 5.4.a Packet Pg. 23 A tta ch m en t:
Tagged Passions:policy, recognition, ordinance, Technology, development, technology, Development, regulation, and business

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530 Lady Street, Unit 403 (29201) Post Office Box 2844, Columbia, South Carolina 29202

Tagged Passions:streets

Telephone: 803-929-1070

www.pennlawfirm.com

VIA EMAIL AND FED EX

Mr. Stephen A. Allen, AICP Planning Services Manager York County Planning and Development Services York County Office Complex 1070 Heckle Boulevard Building 107 Rock Hill, South Carolina 29732

RE: APPLICATION BY ECO-SITE, LLC TO REZONE PARCEL ID NO.

Tagged Passions:streets, property, manager, services, development, zoning, planning, and Development

5950000055 FROM RD-II TO RUD TO PERMIT THE CONSTRUCTION OF A COMMUNICATIONS TOWER

CASE NO.: 17-31 Dear Mr. Allen:
Tagged Passions:Cell tower, Communications, cell tower, communications, and construction

I
hope this letter finds you well. Enclosed for filing on behalf of Eco-Site LLC please find additional materials in support of the Rezoning Application regarding the above referenced matter. Eco-Site, LLC respectfully requests that this matter be placed on the February 12, 2018 Agenda of the York County Planning Commission. If you require additional copies of the documents attached to this letter, please advise me and I will send additional copies. My hope is that all members of the Planning Commission will receive copies of this letter and the attached documents in advance of the next meeting.

Tagged Passions:boards and commissions, zoning, planning, and materials

To update you on our actions since the Rezoning Application was filed, we have gone to great lengths to engage and meet with the property owners in the Huntington neighborhood to the west of the subject property. I have done the following:

Tagged Passions:property, neighborhood, and zoning

GARY C. PENNINGTON, ESQUIRE* GARYPENNINGTON@PENNLAWFIRM.COM *ALSO LICENSED IN GEORGIA

5.4.a Packet Pg. 42 A tta ch m en t:

Tagged Passions:license

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Mr. Stephen A. Allen, AICP January 29, 2018 Page 2 of 5

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1.
HOA Board President. I have written to and had several conversations with the Huntington Home Owners Association ( HOA ) President, Mr. Bill Ingram. I have fully informed Mr. Ingram regarding the Rezoning Application and the proposed communications tower. In short, Mr. Ingram advised me that the Board of the HOA did not feel like a meeting was necessary. I also met personally with Mr. Ingram in his home in Rock Hill to discuss this matter. Mr. Ingram has been very professional during our discussions.

No additional detail provided

Tagged Passions:Cell tower, Communications, cell tower, communications, and zoning

2.
Notice to Property Owners. I also sent a letter to each property owner in the Huntington neighborhood advising them of the Rezoning Application and providing them information on the health and safety of the communications tower.

3. Meeting with Property Owners. I also personally met with some of the property owners who live near the cul-de-sac of Huntmoor Drive, which is the street closest to the proposed communications tower. Some were opposed to any construction on the subject property, and others were not opposed to the communications tower. Some of the people I interviewed work in their homes and rely upon a robust wireless connection for work purposes. There were three (3) things that seemed to be a common concern. The first is noise. Heckle Boulevard presents different noise levels at different times of the day. The concern is that if any additional trees are removed, that the noise level will increase. Second, people fear that the construction of a communications tower will impact the value of their homes. Finally, people are concerned about the aesthetics of the proposed communications tower. We reached out to the property owner closest to the proposed communications tower after I first met with her on her front porch. We emailed and phoned her requesting a meeting with all the owners on Huntmoor Drive, but we never received a response. I did email her a copy of the Executive Summary of the Impact Study.

Tagged Passions:streets, property, Cell tower, wireless, Communications, Wireless, noise, cell tower, health, communications, construction, neighborhood, and zoning

To address the common concerns of the neighborhood owners we spoke to, please consider the following:

1. Noise. Eco-Site, LLC will agree to minimize the number of trees that it eliminates to prepare the site for the road and tower site. The size 5.4.a Packet Pg. 43 A tta ch m en t:
Tagged Passions:streets, Cell tower, trees, noise, cell tower, and neighborhood

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Mr. Stephen A. Allen, AICP January 29, 2018 Page 3 of 5

of the tower site is already very small compared to typical tower sites due to the extreme slope of the property. Eco-Site, LLC has agreed to provide a buffer of evergreen trees on the rear of the site to assist with eliminating the level of noise coming from Heckle Boulevard. I discussed with the closest property owner the possibility of potentially installing more evergreen fir trees on the rear of the communications compound, or around the cul-de-sac closest to their home if that would eliminate any of the noise coming from Heckle Boulevard, or shield their vision of the communications compound. The tower itself will not create any additional noise.

Tagged Passions:streets, property, Cell tower, Communications, trees, noise, cell tower, strategic, communications, and sites

2.
Impact on Property Values. Eco-Site, LLC engaged Tom J. Keith Associates, Inc. to prepare an Impact Study to determine if the construction of the proposed communications tower would have any impact on the value of the surrounding residential properties. The conclusion of the Impact Study was that the proposed communications tower will not injure the financial value of properties in the immediate area.

No additional detail provided

Tagged Passions:property, Cell tower, Communications, cell tower, communications, construction, and finance

3.
Aesthetic Impact. The photo simulations provided already

demonstrate that there will be limited visibility of the proposed communications tower from the Huntington neighborhood. Based on the photo simulations, the change in topography in the neighborhood, and the existing tree vegetation in the neighborhood, more likely than not, the proposed communications tower will only be partially visible from part of Huntmoor Drive. In addition, Eco-Site, LLC has agreed to build a mono-pine structure. The mono-pine structure will somewhat allow the communications tower to blend into the existing trees around the site. In addition, Eco-Site, LLC agreed to potentially placing the proposed communications tower closer to Heckle Boulevard to extent the setback requirements could be reduced. Finally, I discussed with the closest property owner the possibility of potentially installing more evergreen fir trees on the rear of the communications compound, or around the cul-de-sac closest to their home if that would shield their vision of the communications compound. 5.4.a Packet Pg. 44 A tta ch m en t:

Tagged Passions:streets, property, Cell tower, Communications, trees, cell tower, strategic, communications, and neighborhood

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Mr. Stephen A. Allen, AICP January 29, 2018 Page 4 of 5

In summary, Eco-Site, LLC is willing to work with the Huntington neighborhood owners to resolve and mediate any concerns they have which are reasonable. Eco-Site, LLC remains ready to meet with any of the residents of the Huntington neighborhood at any time during this application process.

Tagged Passions:neighborhood

In addition to those documents previously filed in support of the Rezoning Application, attached to this letter please find the following additional materials to support the Rezoning Application:

No additional detail provided

Tagged Passions:zoning and materials

1.
Copy of Letter to Richard Ingram. This is the letter advising the HOA about the Rezoning Applications, and requesting the neighborhood meeting.

No additional detail provided

Tagged Passions:neighborhood and zoning

2.
Copy of Letter to Frank and Joleen Ardaiolo. This is an example of the letter that was sent to each owner in the Huntington neighborhood.

3. Map of the Huntington Neighborhood. This is the official York County Tax Map. We added address numbers and names to each lot in the neighborhood.

Tagged Passions:taxes, Taxes, and neighborhood

4.
List of Owners. This is the list of owners we sent the notice

letters to in the Huntington neighborhood.

Tagged Passions:neighborhood

5.
Photo Simulations. This is the complete compilation of the photo

No additional detail provided

simulations. The photo simulations demonstrate the level of visibility of the proposed communications tower from various viewpoints. A portion of the mono-pine branches of the proposed tower will be visible from Huntmoor Street, but not the entire tower.

6. Executive Summary of the Impact Study. This is a short version with the conclusion of the Impact Study. The purpose of the Impact Study was to determine if the proposed communications tower will have any impact on the values of surrounding properties.
Tagged Passions:streets, Cell tower, Communications, cell tower, and communications

7.
Impact Study. The Impact Study concludes that the proposed

communications tower will not have a negative impact on the surrounding properties. 5.4.a Packet Pg. 45 A tta ch m en t:

Tagged Passions:Cell tower, Communications, cell tower, and communications

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Mr. Stephen A. Allen, AICP January 29, 2018 Page 5 of 5

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8.
Methodology of Creating Photo Simulations. Some of the

neighborhood residents questioned the science of how the photo simulations were calculated and prepared. This summary provides that explanation. 9. FCC Consumer Guide. This document discusses the issue of RF Safety.

Tagged Passions:neighborhood

10.
Fact Sheet from the Wireless Infrastructure Association. This

No additional detail provided

Tagged Passions:wireless and Wireless

document discusses the issue of RF Safety.

11. Fact Sheet from Eco-Site, LLC. This document discusses the issue of RF Safety.

If you have any questions, or require additional information, please do not hesitate to contact me. Thank you for your consideration in this matter.

Sincerely,

PENNINGTON LAW FIRM, LLC

No additional detail provided

Gary C. Pennington

Enclosures

Cc: Ms. Mary Labarre (w/enclosures via email) Mr. Roger Baldwin (w/enclosures via email)

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1501 Main Street, Suite 700 (29201) Post Office Box 2844, Columbia, South Carolina 29202

www.pennlawfirm.com VIA FEDERAL EXPRESS AND EMAIL
Tagged Passions:streets

Mr. Richard Ingram 803-329-4638 richardc.ingram2@gmail.com 1670 Huntcliff Drive Rock Hill, South Carolina 29732

No additional detail provided

RE: PROPOSED CONSTRUCTION OF A WIRELESS TELECOMMUNICATION TOWER AND RELATED APPURTENANCES AND TO REZONE FROM RD-II TO RUD TO PERMIT THE CONSTRUCTION OF A COMMUNICATIONS TOWER

PROPERTY ADDRESS: 0 HECKLE BOULEVARD, ROCK HILL, SC 29732 PARCEL ID NO.: 5950000055 ECO-SITE ID: SC-001 Dear Mr. Ingram:
Tagged Passions:streets, property, Cell tower, wireless, Telecommunications, Communications, Wireless, cell tower, telecommunications, communications, construction, and zoning

I
hope this letter finds you well. This letter is to follow up on our conversation yesterday. Please be advised that Eco-Site proposes to construct a new wireless telecommunication tower at 0 Heckle Boulevard, Rock Hill, SC 29732. This property is owned by Roger Dale and Teresita M. Baldwin. The initial user of the tower will be T-Mobile. The purpose of this letter is to provide you with preliminary information regarding the proposed tower, and to schedule a neighborhood meeting to provide additional information.

The purpose of the proposed tower at this location is to provide continuous wireless coverage and increased capacity on the T-Mobile network in and around your area. The proposed tower will be one hundred fifty-five (155 ) feet in height. The proposed tower will be a stealth design, and will be a mono-pine designed to look like a pine tree. The tower will have the capacity to support the antennas of three (3) additional wireless carriers. The tower will be placed on the front side of the lot in the existing tree line so that it will not be as visible.
Tagged Passions:streets, property, Cell tower, wireless, Telecommunications, trees, Wireless, cell tower, telecommunications, and neighborhood

GARY C. PENNINGTON, ESQUIRE* GARYPENNINGTON@PENNLAWFIRM.COM *ALSO LICENSED IN GEORGIA

5.4.a Packet Pg. 47 A tta ch m en t:

Tagged Passions:license

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P ac ke t : 1 7-3 1) I am attaching the following additional information for your review. We can present more information at the neighborhood meeting.
Tagged Passions:neighborhood

1.
T-Mobile Analysis. This letter prepared by T-Mobile discusses the need

and purpose for the communications tower.

Tagged Passions:Cell tower, Telecommunications, Communications, cell tower, telecommunications, and communications

2.
Site Narrative. The narrative includes information related to the proposed re-zoning of the parcel.

No additional detail provided

Tagged Passions:property and zoning

3.
Survey. This survey demonstrates the location of the proposed tower

on the property, as well as the distances of the tower from the adjacent lots, as well as the closest homes.

Tagged Passions:property, Cell tower, and cell tower

4.
Tower Design. This is a drawing which demonstrates generally what the tower designed as a pine tree will look like.

No additional detail provided

Tagged Passions:Cell tower, trees, and cell tower

5.
Photo Simulations. This is a demonstration of what Eco-Site

anticipates the tower will look like on the subject property once constructed from various viewpoints. The Planning Commission meeting is scheduled for the evening of Monday, Sincerely,

Tagged Passions:property, boards and commissions, Cell tower, cell tower, and planning

PENNINGTON LAW FIRM, LLC

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Gary C. Pennington Enclosures

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Cc: Mr. Tom Berres (with enclosures/via email) Ms. Mary Laberre (with enclosures/via email) Mr. Roger Baldwin (with enclosures/via FedEx)

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RE: T-Mobile Site 8CT0302D

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Tagged Passions:Telecommunications and telecommunications

Heckle Blvd, Rock Hill, South Carolina

To Whom It May Concern: T-Mobile South LLC ( T-Mobile ) respectfully submits this letter in an effort to construct a new telecommunications tower at 0 Heckle Blvd, Rock Hill, South Carolina. The proposed new monopine is required to provide capacity, relieve exhausted sectors, improve coverage and
Tagged Passions:Cell tower, Telecommunications, cell tower, and telecommunications

provide adequate RF signal for the T-Mobile network within York County.

In order for T-Mobile to meet the increasing demand for its wireless service, it is necessary to place telecommunication facilities in strategic locations to adequately provide service for the increasing demand for both voice and data. The T-Mobile Engineering has determined that there is a need for increased In-building signal strength at residential areas near this proposed new site. Stronger signal strength is needed to adequately penetrate the buildings and provide reliable voice and improved data throughput rates for our customers. Also as network traffic increases on the T-Mobile s network, additional cell towers are at times needed to provide our customers with a positive high-quality and
Tagged Passions:Cell tower, wireless, Telecommunications, rates, Wireless, cell tower, telecommunications, strategic, and traffic

high-speed mobile broadband. The residential areas near this proposed new site will experience

improved in-building coverage and data throughput rates. The existing adjacent T-Mobile towers 8CT0160A, 8CT0074A, 8CT0191A, 8CT0161A, 8CT0663A and 8CT0723A are unable to provide the needed capacity relief due to the high traffic demand. as

Tagged Passions:Cell tower, Telecommunications, Internet Access, rates, cell tower, telecommunications, and traffic

seen on the enclosed coverage map the existing sites are unable to provide the needed in-building

Tagged Passions:sites

coverage in the area, due to terrain shielding and distance to the targeted area. Previous optimization

efforts in the area were not able to improve the area coverage and this new cell tower was chosen as

the best option to improve our network coverage.
Tagged Passions:Cell tower and cell tower

Before requesting permission to build a new tower, T-Mobile looks first for co-location opportunities.

Tagged Passions:Cell tower, Telecommunications, cell tower, and telecommunications

There are no opportunities for co-location with 1 mile of the proposed new tower.

Additionally, this new site will improve the access to T-Mobile s enhanced E911 services as required by the FCC and local PSAP and improve safety to the citizens.
Tagged Passions:public safety, services, Cell tower, Telecommunications, cell tower, telecommunications, and 911

T-Mobile owns and operates the following frequency bands in York County. T-Mobile ensures that

all necessary precautions are being done for the frequency bands being used, not to interfere with any other carrier or wireless entity. York 5.4.a Packet Pg. 49 A tta ch m en t:

Tagged Passions:wireless, Telecommunications, Wireless, and telecommunications

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P ac ke t : 1 7-3 1) NARRATIVE IN SUPPORT THE APPLICATION BY ECO-SITE LLC TO REZONE PARCEL ID NO. 5950000055 FROM RD-II TO RUD TO PERMIT THE FUTURE
Tagged Passions:property and zoning

CONSTRUCTION OF A COMMUNICATIONS TOWER IN THE EVENT A SPECIAL EXCEPTION IS APPROVED FOR THE SAME

Tagged Passions:Cell tower, Communications, cell tower, communications, construction, and events

(SC-001 SITE)

I.
INTRODUCTION

No additional detail provided

A.
OVERVIEW. This is an application by Eco-Site LLC ( Eco-Site ) seeking to rezone that certain parcel of property located at 0 Heckle Boulevard, Rock Hill, South Carolina from RD-II to RUD pursuant to the requirements of the York County Code of Ordinances in Chapter 155.571: Amendments (the Ordinance ).

No additional detail provided

Tagged Passions:streets, property, ordinance, and zoning

B.
PURPOSE. The Application is for the purpose of rezoning the subject property such that an application may be filed seeking a special exception to permit the construction of a new wireless communications facility on the subject property.

No additional detail provided

Tagged Passions:property, wireless, Communications, Wireless, communications, construction, zoning, and facility

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