When to use this process

Every parcel of property in York County is assigned a zoning district. The assigned zoning district will determine which land uses may take place on the property. Use the Master Planned rezoning process to request to change the zoning district of property that is already in the City to a Master Planned zoning district.

Similar processes:

• Annexation - if you are proposing to bring land into the City of Rock Hill from an unincorporated area of York County, and rezone it through that process
• Traditional rezoning - if you are requesting to rezone property into a non-Master Planned zoning district

How is a Master Planned rezoning different from a traditional rezoning?

The City's development regulations set forth the standards for all development within the City limits. The City's Master Planned zoning districts allow City Council to consider special development and design standards for projects that meet the intent of one of the City's Master Planned zoning districts.

The application materials must set forth all proposed deviations from the regular zoning standards as well as all areas where the project will go "above and beyond" those standards. If City Council approves the request, the application materials will be used throughout the rest of the plan review and permitting process as the development regulations for the project.

Types of Master Planned zoning districts

Chapter 3 of the Zoning Ordinance (PDF) sets forth the intent of each district:

1. Master Planned Residential (MP-R)
2. Master Planned Commercial (MP-C)
3. Master Planned Business/Industrial Park (MP-BIP)
4. Master Planned College/University (MP-CU)

Estimated timeframe

The Master Planned rezoning process typically takes about three to four months. 

Get ready

Reach out to us

Contact Shana Marshburn at 803-326-2456 to discuss the request.

Required documents 

1. Letter of Consent to apply for rezoning if you are not the property owner.
2. Master Plan prepared by a licensed engineer, architect, landscape architect, or land planner: 
   • Identify the general location of land uses within individual development areas or development pods, and the mix of land uses.
   • Calculate the acreage, number, type, and mix of land uses, including the total number of residential units, residential densities and non-residential intensities within each development area or development pod, and the total number, type, and mix of land uses for the entire Master Plan. 
   • Identify the general location, amount, and type of open space.
   • Identify the on-site transportation circulation system, including all public and private streets, existing or projected transit corridors, pedestrian and bicycle pathways, and how such on- site improvements will connect with existing adjacent City facilities.
   • Identify the location of environmentally-sensitive lands such as riparian buffers, wildlife habitat, and stream corridors.
   • Establish the general location of on-site potable water and wastewater facilities, and how these would connect to the existing utility infrastructure in the area.
   • Establish the general location and function of on-site storm water management facilities.
   • Identify the general location of all public facility sites serving the development, including transportation, potable water, wastewater, parks, emergency management services, stormwater management, and schools.
3. Terms and Conditions document establishing the regulatory framework for the proposed development. Staff will provide a template for the Terms and Conditions document.

Other Exhibits That May Be Required

Depending on the particular project additional exhibits may be required such as:

1.  Architectural renderings or example photographs
2. Traffic Impact Analysis
3. Phasing plan
4. Conversion schedule that identifies the range of conversion that may occur between different types of land uses
5. Lighting plan
6. Signage plan
7. Open space plan
8. Landscaping plan
9. Amenities plan

Required licenses

Developers, design professionals and similar paid representatives must have a business license.

•  Business license webpage

Apply

1. Apply Online using the button above.
   •  Click on “New Applications"
   • Click on “Development Plan Review”
   • Click on “Zoning Applications"
   • Click on "Rezoning" and follow the prompts from there
2. City staff will review your request and send comments back to the designated contact person on the application within approximately 10 business days.
   • If the request must be revised, use the Plan Resubmittal Instructions (PDF).
   • We will send you an email stating that the request is considered "not approved" until decided by City Council.
3. We will email you an invoice for the application fee, which will be paid through our online portal. Beware of scammers trying to obtain false payment through wire transfer or other mechanisms.

Next steps

Applicant's Guide to the Rezoning Process (PDF)

Neighborhood meeting 

Master Plan rezoning requests require a neighborhood meeting. We will coordinate with you about that.

Planning Commission meeting

We will schedule the Planning Commission to hold a public hearing about the requested zoning district where people for and against the proposed change may comment on it. The Planning Commission will make a recommendation to City Council about that, as will City staff.

We are required to advertise the public hearing in accordance with state law. At least 15 calendar days in advance of the hearing, we will:

1. Post a sign(s) on the property giving the public notice about the request
2. Mail a postcard to all property owners and tenants within 300 feet of the property
3. Place a legal advertisement regarding the request in The Herald newspaper.

The Planning Commission usually meets monthly. You should plan to attend this meeting to answer questions.

• Calendar

City Council meetings

City Council will consider the request over two separate meetings. Please note that City Council is not required to rezone the property. 

City Council typically meets once a month. You should plan to attend at least the first of these two meetings so you can be ready to answer any questions. Generally, City Council will not have substantive discussion about the request at this last meeting unless some issues were left unresolved during first reading.

• Calendar

Confirmation of decision

If the request is approved by City Council, we will send you a letter confirming that as well as the zoning district(s) that was/were assigned to the land.

If the request is not approved, we will let you confirm that in writing for you as well.