Council advances first readings for large 18 Mile Road PUD annexation and zoning; public raises traffic, infrastructure concerns

The Town of Central on Jan. 21 advanced first readings on a slate of annexation and zoning ordinances tied to the 18 Mile Road planned unit development, a multi-phase project that the town planner said could add as many as 2,470 residential units and 115,000 square feet of commercial space at full buildout.

Consultant Michael Foreman told council the application before the town seeks annexation of about 455.5 acres, with approximately 399.35 acres proposed for the 18 Mile PUD amendment and about 55.72 acres proposed to be zoned general commercial. Foreman described the plan as “highly conceptual” and said timing for full buildout depends on market conditions and infrastructure availability; he said phase 1 (approved in 2024) is expected to close out in 36–48 months and later phases would proceed as conditions allow.

The presentation outlined public improvements the developer proposes at preliminary level: an internal network of public streets and sidewalks, open space, stormwater management, public water and sewer and other services. Foreman noted that “timing and phasing of all improvements are subject to availability of adequate water supply, sewer collection, schools, garbage collection, police and fire protection.” He emphasized the current filings are first steps in a multi-stage process that will require Planning Commission review, public hearings and subsequent final development and subdivision approvals.

Why it matters: If built to the conceptual maximum, the development would significantly change land use and travel patterns in the town’s northeast corridor and would trigger multiple infrastructure upgrades and intergovernmental coordination with state transportation officials.

Council action and next steps: Council members moved and carried first readings on a package of ordinances that would annex portions of multiple parcels and amend the zoning map. Foreman said the zoning requests will go before the Planning Commission for public hearing on Jan. 23; the Planning Commission will make recommendations that the council will consider at second reading. Final subdivision plats and final development plans would follow for any phased buildout.

Public comment and council questions: During public comment and council questions, residents and council members pressed for clearer traffic analysis and infrastructure commitments. Resident Doug Berry said prior traffic studies in the area “didn’t have a clue how to estimate traffic” and urged the town to ensure South Carolina Department of Transportation figures are current and to consider tools including pauses or moratoria if infrastructure cannot keep pace. A council member asked whether proposed roadwork included improvements to 18 Mile Road and the Highway 88 intersections; Foreman replied ingress and egress improvements from both 18 Mile Road and SC Highway 88 are part of the review and will be addressed during the engineering and staff-review stages.

The record: Council considered first readings on annexation and zoning ordinances for multiple parcels shown in the meeting packet. Motion carry statements in the public record indicate first-reading approval; second readings and final zoning actions remain pending review and required public hearings.

Votes at a glance (first readings adopted) - Annexation and related ordinances to add approximately 455.5 acres (amend 18 Mile PUD for ~399.35 acres; ~55.72 acres to General Commercial) — motion carried (first reading). Note: final annexation and zoning not complete until second reading and Planning Commission recommendation. - Zoning: Portion of TMS 600001028 (West side of Highway 88) — PUD R (first reading) — adopted. - Zoning: Portion of TMS 600001028 (West side of Highway 88) — General Commercial (first reading) — adopted. - Zoning: Parcels on the south side of Highway 123 and tracts on the south side of 18 Mile Road including parcels referenced in the meeting (for example parcels with IDs cited on the record: 407400052157, 407400052158, 407400349720, 407400453058, 407400758412, 407400552043, and others as listed in the council packet) — various PUD R or General Commercial first readings adopted.

What’s next: Planning Commission public hearing on the zoning requests is scheduled for Jan. 23; council will consider second reading(s) afterward. If second reading(s) approve annexation and zoning, subsequent final development plans, preliminary subdivision review and final plats will be required before lots can be recorded or developed.

Ending: The council and staff repeatedly described the submitted plans as conceptual. Foreman told council the developer has been cooperative in earlier steps and the town will require additional, specific engineering, utility and traffic analyses as the project moves through the Planning Commission and subsequent review stages.