Developer-backed rezoning approved for 15.76 acres near Broad River Road after public concerns

Richland County Council on May 4 approved rezoning 15.76 acres at Julius Richardson Road from legacy M1 (light industrial) to General Commercial, a change the applicant described as a downzoning intended to better align the site with nearby residential uses.

The developer, Kevin Connelly, told council the M1 district allows heavy trucks, noise and unlimited building height under the legacy rules and that converting to General Commercial (GC) would limit uses and building height to better protect adjacent neighborhoods. “This is a downzoning to use much more conducive property for the neighborhood,” Connelly said, adding that access is planned at the signalized intersection across from the Circle K to avoid cut-through traffic on Julius Richardson Road.

The move drew sustained public comment. Neighbors raised concerns about stormwater and flooding on White Horse Branch, potential traffic increases and limited notice of developer meetings. Mary Joe Stafford, a resident on Julius Richardson Road, said she saw only a single sign advertising an earlier meeting and asked council to require a planned development (PD) zoning that would lock in specific commitments. “We have 15 to 16 families who will be affected,” Stafford said, citing worries about setbacks, buffers and an estimate presented at a meeting that suggested up to 400 additional cars.

Field Goodlet, who spoke for the applicant, said GC and M1 have identical buffer and setback requirements under the county zoning ordinance, noted that GC limits height to 45 feet while M1 does not, and said the developer proposes a 50-foot undisturbed rear setback and a 25-foot front setback. He also said the project will be required to meet full stormwater and engineering standards.

During deliberations the chair noted the request is different from typical rezoning requests because it moves the parcel from manufacturing to a use the chair described as more compatible with neighbors; the chair also emphasized the county does not control state road access. “Ultimately the access points will be determined by the South Carolina Department of Transportation,” the chair said, referencing Broad River Road and Julius Richardson as state-maintained corridors.

The motion to approve the rezoning was made by the chair and carried on roll call with every listed member voting yes.

What happens next: the developer will complete required engineering, and any state approvals for access will be handled by the S.C. Department of Transportation. The public record for this item includes the applicant’s statements about setbacks, proposed access, and commitments to stormwater engineering.