[{"_1":2,"_98":-5,"_99":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6492033,"mediaKeyId","5550990-a7dd24479384c3ad9748273e293175c4","parentId",5550990,"title","Votes at a glance: Conway Planning Commission (Aug. 7, 2025) — rezoning, text amendments and design modifications","audioSeconds",2180,"startMs",3207000,"endMs",5387000,"viewUrl","/Search/View?dp=1&key=5550990-a7dd24479384c3ad9748273e293175c4&start=3207&end=5387","thumbnailUrl","https://assets.pipeline.soar.com/5550990-a7dd24479384c3ad9748273e293175c4/thumbnail_3207000.jpg","articleUrl","/articles/6492033/Conway/Horry-County/South-Carolina/Votes-at-a-glance-Conway-Planning-Commission-Aug-7-2025-rezoning-text-amendments-and-design-modifications","mediaUrl","https://secure.pipeline.soar.com/6492033-1ed61d9e6e54630db24e1cd9042afea8/orig.mp4?Expires=1775112306&Signature=FEY6zFpaoRC~-HL4uZ-SitKS6ZXFdsgKORlvU4XQ20Ib9OKVz7mzj~9AAMC62nVJ7Nw0LBFTzZaZxrp0mCEy4coa3imcmEhxwRHiFl-Cy-aO79tjXuaw5ZHILwENpvwHicZ4K-Jo8It429p23kh1uZPDPjsmIDbiRt2m6z45OgHqlxj8mZaqE6KDzRs~l8qlSHYhzquPEdExN0mJJ9tqf0JRAedQ22W2typn0IgobpB6LC6SO8Rr~IePQVgaOzIUmq1pZIjMbKj4DSyuhc3WkCpLoL-ijdk3aVMeiQ18Fwzw7jqUR4MA~bpmcXxtH8fQvV8PPNCO3efcmeSyCzmwPQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Conway, SC","date","2025-08-07T21:08:34Z","article","The Conway Planning Commission meeting on Aug. 7 included multiple routine and contested items. The following is a concise list of motions and outcomes from the meeting:

- Brookhaven planned development (design modifications and street names): Street names approved (voice). Emergency all‑weather access for phases 1–2 approved (4–2); request to allow an additional 79 lots without another entrance denied (5–1); phase 3 single access approved (5–1); phase 14 single access approved (recusal noted for one commissioner). (See separate coverage.)

- Rezoning/annexation items recommended by planning commission for council action:
• Parcel behind Coastal Center Shopping Mall (stormwater parcel): Planning commission recommended approval to rezone the parcel to Highway Commercial upon annexation (motion carried). Staff noted the parcel has historically served stormwater functions and is mostly in a flood zone; the parcel will be annexed and combined with the project. (First reading approved by council July 21; final reading scheduled Aug. 18.)
• Conway Medical Center campus parcels: Recommended approval to annex and zone institutional upon annexation to allow additional hospital campus parking; applicant present, motion carried.
• Coastal Heights / individual lot in Coastal Heights subdivision: Recommended approval to rezone to R‑1 upon annexation; motion carried.

- Culture Road annexation/rezone (109‑acre parcel): Deferred to Sept. 4 at applicant and staff request after staff identified an incorrect PIN in the hearing advertisement and following extensive public comment. Staff recommended re‑advertising and return with clarified exhibits (CP acreage and R‑2 acreage) for full public input.

- Text amendments and UDO changes:
• Educational facility definition / conditional use standards (item B2): Planning commission approved Option 2 (staff preferred) to expand the definition to include adult education, therapeutic learning centers and related uses so the former Whittemore Park Middle School can host Conway Area Adult Education functions and limited childcare; motion carried.
• Childcare and daycare amendments (item B3): Planning commission approved a suite of amendments to the Unified Development Ordinance intended to align local definitions with state DSS categories, ease barriers for family home childcare, and add standards for outdoor play areas, hours, proof of licensure/exemption, signage and loading. The commission approved the amendment with an explicit modification limiting the “group childcare home” zoning permission to RA, RR, and P (professional) districts and directed a clarification that proof of required licensing be submitted from the appropriate state authority. The motion included suggested fence material/height clarifications and enforcement notes.
• Several administrative and procedural text amendments and a deferral request were also handled; some were deferred for subsequent meetings as noted on the agenda.

These items will now move to the city council as applicable for final readings or will return to planning commission (Culture Road) with corrected materials. Planning staff said the city is changing its process to separate annexation and zoning into two ordinances going forward—annexation will be a legislative function considered first by council and zoning will follow after planning commission review.","mediaType","Video","parentTitle","City of Conway Planning Commission | August 7, 2025","oneSentenceSummary","Planning Commission recommended approval for multiple rezoning requests and text amendments, approved several Brookhaven design modifications and deferred the contested Culture Road annexation to Sept. 4. The commission also advanced UDO text changes clarifying educational facility definitions and childcare rules.","taxTitle","Conway, Horry County, South Carolina","taxId",53933,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":46,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6492038,"Planning Commission defers Culture Road annexation after heavy public comment; staff to re-advertise",1787,3600000,"/Search/View?dp=1&key=5550990-a7dd24479384c3ad9748273e293175c4&start=3600&end=5387","https://assets.pipeline.soar.com/5550990-a7dd24479384c3ad9748273e293175c4/thumbnail_3600000.jpg","/articles/6492038/Conway/Horry-County/South-Carolina/Planning-Commission-defers-Culture-Road-annexation-after-heavy-public-comment-staff-to-re-advertise","https://secure.pipeline.soar.com/6492038-51d505476e5a937e3d27c2ddac553ee8/orig.mp4?Expires=1775112306&Signature=MMpVQPqlLyBjGgHgTqNFEfB-DYCnM~TUlFU7Ac2gSQM3t6f771INF1XwdqYJOrvjZHrjTCmbLLq9tZP5U1jWGu6owbIIbqds9ve0qQDoqwhu6KlezPcOZHTMetwkJfMJSrWOjZ7xVJ3wHGHfPq1~8ttJ2QCD8kgQDgQKhdTYSBT~q55m5owxjSrvTZQ8y4RqhcePM06V7ye4KUnzL3b8SG-GSYvOe~jaD8uHAx9JVIGg6Ck~ibQi6HwJ4eb5AYY3xckt6KpMzsuoP7-QYkOwIgmtI4~AOoqbfeoQIG0Usnus3zRzaHA8~XWzJ8iASHoQB7CpuPs0wZLoZ4bXvMq4sA__&Key-Pair-Id=KUT5TJCACFTXG","The Conway Planning Commission on Aug. 7 deferred action on a rezoning and annexation request for a 109‑acre parcel adjacent to Midtown Village and Conway Christian School (the “Culture Road” parcel), asking staff and the applicant to return at the Sept. 4 meeting with corrected public notices and additional details.

Staff said a large portion of the subject parcel lies in an AE flood zone and that the parcel’s future land use map shows conservation preservation in the middle of the tract. Staff also told the commission the applicant proposed to zone the floodplain portions as conservation preservation upon annexation and to request R‑2 (medium density residential) zoning for the buildable portions.

“Staff is aware of the concern of potential environmental impacts, limitations of current infrastructure, and overdevelopment in the area, which creates worsening traffic conditions,” staff said in a presentation summarizing the parcel’s FEMA flood zone mapping, the city’s resiliency element adopted in 2023, and a 2023 ordinance that allows split zoning of environmentally sensitive areas on annexation.

The applicant, Rob Wolffong with Development Resource Group, said the property is predominantly timber and that under current county zoning it could be developed by right with more than 200 lots. He said the proposal would preserve the central floodplain area by rezoning it to conservation preservation and that the likely R‑2 density would be roughly 1.5 units per acre in the developable area.

“Today, I can put 208 units on,” Wolffong told the commission, listing a range of uses permitted under the current county zoning; he said the applicant’s plan seeks to protect the AE flood zone and contain stormwater on site.

Dozens of nearby residents spoke during public comment, expressing concern about flood risk, tree clearing, wildlife displacement, traffic congestion, emergency response times, and perceived lack of transparency. Speakers included residents of Midtown Village and the Midtown Village Association president, who called for buffers between the subdivisions and any new development.

Planning staff said the public notice for the hearing contained an incorrect property PIN and recommended re‑advertising to ensure the public was properly informed. To avoid any appearance of impropriety and to collect full public input, staff recommended—and the commission agreed—to defer the rezoning recommendation to Sept. 4.

Commissioners opened public comment to three additional speakers after staff’s recommendation and then voted to defer the item. The commission noted that annexation is often a multi‑step council process and that zoning recommendations will ultimately be forwarded to city council for action.

The applicant said the conservation preservation area will remain protected and that connectivity and road access issues will be addressed in the formal plan submittal process. Staff and the applicant agreed to return with clarified exhibits and acreage figures for the conservation preservation (CP) area and the residential portion before the next meeting.

The commission scheduled the continued consideration for Sept. 4 at 5:30 p.m.","The commission deferred a contested annexation/rezone request for a 109‑acre parcel near Culture Road to the Sept. 4 meeting after residents raised flooding, wildlife and traffic concerns and staff identified an incorrect property PIN in the advertisement.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6492042,"Planning Commission approves emergency access, denies one lot expansion in Brookhaven phases",1780,1088000,2868000,"/Search/View?dp=1&key=5550990-a7dd24479384c3ad9748273e293175c4&start=1088&end=2868","https://assets.pipeline.soar.com/5550990-a7dd24479384c3ad9748273e293175c4/thumbnail_1088000.jpg","/articles/6492042/Conway/Horry-County/South-Carolina/Planning-Commission-approves-emergency-access-denies-one-lot-expansion-in-Brookhaven-phases","https://secure.pipeline.soar.com/6492042-5d7473c33d0cdd56e5209b48205a1ffa/orig.mp4?Expires=1775112306&Signature=D4mx371jMiv-zRyF~Pkx2deF0KHvB1ZT1D2l-IzFOckCWpvRWU9OaLkaxKIgsDAV7xA6dnO8uy692KDumtpJ3ecnME0Hrerh5xOA7Zse42V2roY4zewv5GynlbGbTvpHMmnekwYBHbOmDpMfUrxMQFe05VU~uuJC6CUzAk29KT2y1ohlBjDfHAX75iDfI8WBVGwe3eqkiCV13Qbg8opvY4vF044kk~VWHgdcTEH~IqSJtRQFycwOCLRlre8g91EpCc~5g9-68n0Cujxl49CQMQlwoNXwFEDHJQUMSOytNOhIbJ1cw96vITLhE-1fRvASdHRY21C4V58YHB~QHPDUcA__&Key-Pair-Id=KUT5TJCACFTXG","The Conway Planning Commission on Aug. 7 approved an emergency all‑weather access for the Brookhaven planned development and voted on a set of related design modifications that split the project into smaller construction phases.

The developer proposed an all‑weather emergency access from Juniper Bay Road to serve phases 1 and 2 while the spine road connecting the full development is completed. Staff said the emergency access has been reviewed and approved by the fire marshal.

Staff noted the planned development was annexed last year and that city ordinance requires two points of access for developments of 30 or more lots. Commission discussion centered on whether the temporary emergency access would become a de facto public connection, and on the phasing strategy that broke the originally larger Phase 1 into four smaller phases for inspection and dedication purposes.

“Basically, what we’re doing is these are the phases that they’re starting with,” staff said. “The emergency access is for phases 1 and 2, because the spine road completion would not be done at that time.”

John Danford of Thomas & Hunt, representing the applicant, told the commission the developer has designs for phases 1–4 and said the emergency access is temporary and “adds to the access that was already approved.” He said the applicant is ready to go to construction once the design modification is settled.

Commissioners discussed alternatives, including requiring the developer to construct the spine road connection before building the lots that would otherwise rely on a single access. Commissioners raised traffic and safety concerns for the proposed temporary access because it would connect near a congested intersection and some residents earlier had been told no road would be constructed in that location.

Votes at the meeting: the commission approved the proposed street names for the development (motion passed by voice). On the design modifications, the commission approved the emergency all‑weather access for phases 1 and 2 with a motion that included language restricting it to emergency use (vote: 4–2). The commission denied a request that would have allowed phases 1–2 to include the additional 79 lots without providing another entrance (vote to deny passed 5–1). The commission approved separate single access points for later phases that had been presented as phased construction (phase 3: approved 5–1; phase 14: approved, vote recorded as affirmative).

The applicant and planning staff noted that construction review, letters of credit for unfinished infrastructure, and development agreement triggers could require installation of infrastructure or financial guarantees before final plat approvals. Staff also reminded commissioners that dividing larger phases into smaller footprints is commonly done to accelerate inspection and dedication of infrastructure.

The project moves forward to subsequent city processes after the planning commission recommendations. The commission’s packet includes the master plan exhibits and related phasing maps.

Residents who attended the meeting raised separate, earlier concerns about nearby developments’ impacts on traffic, stormwater, and wildlife during the general public input portion; commissioners said those concerns were part of the broader conversation about phasing and access.

Commission members who acted on the item included two named oppositions during votes; Commissioner Bryson was recorded as opposed to at least one motion, and Commissioner Anderson recused from two items per the transcript.","The Conway Planning Commission approved emergency all‑weather access and three other design requests for the Brookhaven planned development, denied one request that would have allowed additional lots without a second access, and approved street names.","actionData","errors"]

Article not found

Votes at a glance: Conway Planning Commission (Aug. 7, 2025) — rezoning, text amendments and design modifications

Planning Commission defers Culture Road annexation after heavy public comment; staff to re-advertise

Planning Commission approves emergency access, denies one lot expansion in Brookhaven phases