[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6428529,"mediaKeyId","5893116-9e65e04579892b7c2578ad36333050be","parentId",5893116,"title","Planning commission adopts UDO amendment requiring development agreements for large annexations; 25-acre upland trigger and 50-lot threshold set","audioSeconds",3256,"startMs",1439000,"endMs",4695000,"viewUrl","/Search/View?dp=1&key=5893116-9e65e04579892b7c2578ad36333050be&start=1439&end=4695","thumbnailUrl","https://assets.pipeline.soar.com/5893116-9e65e04579892b7c2578ad36333050be/thumbnail_1439000.jpg","articleUrl","/articles/6428529/Conway/Horry-County/South-Carolina/Planning-commission-adopts-UDO-amendment-requiring-development-agreements-for-large-annexations-25-acre-upland-trigger-and-50-lot-threshold-set","mediaUrl","https://secure.pipeline.soar.com/6428529-5b5991bf1a504c1e2e077ebc8ed6af46/orig.mp4?Expires=1771146494&Signature=XGz~ySoDB7C36MN3ZxpWrAO2ed55czZwkhocRRR5BaQ-GqFUdiBZT0Lodtvga0~mwYJEuAr9ynJUZKcIg8JFgH4q5mH11WS33maAjPFDGoxNEliXm3Dg0~KLH~auExBG2gJLHCOByNtabvOlfYtcq5Jh9srXwllMvItTXNYxtqgkqba2kYnAHooXga~ddN7RNHoZ-kpOlRlGKjgLW0KCnOUYL8brZQQUzM54ccy2EbsRHzVyLAMAoKdI6RCNkV~ZOcWzuyCFbn3bolDT9WSIBRFJv8ldU5B11dSiChgGlRnh7PF0dXJSXw~pqmXxnX4maH6GI7Z1JdwKDqpq2vivMg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Conway, SC","date","2025-10-03T11:13:40Z","article","The Planning Commission approved an amendment to the Unified Development Ordinance that requires developers to enter development agreements as a condition of annexation or rezoning for large residential projects, adopting a revisions package that places the state-required 25 acres of upland threshold first and sets a local lots/units trigger at 50.

Staff explained the purpose is to ensure major new development funds needed public improvements and that growth pays for itself. The proposed ordinance language discussed two approaches: a formulaic threshold (lots/units and acreage) or a council discretion clause allowing City Council to require a development agreement to protect public health, safety and welfare. Staff noted state law requires a minimum of 25 acres of upland to qualify for a development agreement; development agreements are voluntary contracts with time limits tied to project size.

Commissioners and staff debated the right numerical trigger. Staff initially proposed 150 lots or 25 acres; commissioners questioned loopholes (splitting large parcels into smaller annexed pieces) and whether a fixed lots threshold or a discretionary standard was preferable. Staff and a planning-law expert present explained development agreements typically run for limited years depending on acreage and that counsel and staff would negotiate terms case-by-case. Staff also noted a $1,000 setup fee for development agreements was adopted in the current budget to offset staff/attorney time.

After extended discussion about protecting existing taxpayers, avoiding undue burdens on smaller projects, and aligning with county thresholds, a motion that revisions put the 25-acre upland minimum first and set a lot/unit trigger at 50 carried on a voice vote.

Staff said the amendment preserves council discretion in practice: even where the threshold is met, final terms are negotiated and council retains legislative discretion on annexation and rezoning. The amendment will advance to City Council for final consideration.","mediaType","Video","parentTitle","City of Conway Planning Commission | October 2, 2025","oneSentenceSummary","The Planning Commission approved UDO changes making development agreements a condition of approval for large annexations or rezoning requests, using a state-law 25-acre upland trigger and a local 50-lot/unit threshold.","taxTitle","Conway, Horry County, South Carolina","taxId",53933,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6428547,"Planning commission approves Reserve at Mill Pond subdivision with conditions",651,139000,790000,"/Search/View?dp=1&key=5893116-9e65e04579892b7c2578ad36333050be&start=139&end=790","https://assets.pipeline.soar.com/5893116-9e65e04579892b7c2578ad36333050be/thumbnail_139000.jpg","/articles/6428547/Conway/Horry-County/South-Carolina/Planning-commission-approves-Reserve-at-Mill-Pond-subdivision-with-conditions","https://secure.pipeline.soar.com/6428547-895bcb8ac5d75ab091847fa6e458887a/orig.mp4?Expires=1771146494&Signature=S8GU9tYRp4G49JSmbOHvUE4gC0Uq9jcGBZGHQRbeCwj0eeC77MNLbvkxw-DhhCLADFVP7WInFqiJ3D1~GlsdEMdKylP8VdpDC~PHYx-6Qsv06QeABk9y1YcemOWbSsxUbAfzvVRisJNeCzvvpozndfuS5-QWrvak4loiu417pvwBQNExq945kzowvyW5q~d5nNySb6LJUTMB4WTxjcFz4K-InQE3WTsDTQXd4kIY8AFWmzI2AwUHIrQDaTRg3YzFYSuZDqzQCfWjBMxHmvCnf-ia15X6m2Lpc23h7M34gwbfp-x0ThW-nfgtwyMiSuLRZlmjRHZJi8oJ5eS5VM3-Qg__&Key-Pair-Id=KUT5TJCACFTXG","The Conway Planning Commission voted to approve plan-level subdivision for the Reserve at Mill Pond, a proposed development of 234 attached townhome units on about 41 acres, with conditions tying final sign-off to Technical Review Committee (TRC) review.

The project will be accessed from two existing stub-outs on Tortoise Drive and Turtle Creek Drive and will include an internal stub to connect a future phase of Elmhurst, staff said. The developer proposes 8.6 acres of open space where the UDO requires a minimum of 5.37 acres, and requested three new street names: Soul, King Solomon and King David.

Staff described the layout and infrastructure connections and recommended approval contingent on final TRC review. Applicant David Short said the roads internal to the project will be private but an easement will allow the adjacent project to connect to the infrastructure and systems, and that all units are sited outside the floodplain. “This project is proposed to contain 234 in common townhome units on approximately 41 acres,” Short said. He also said an elevated boardwalk will provide access through the portion of the site that is in the flood zone and that compensatory storage and a flow analysis were performed to ensure no floodplain impacts.

Commissioners questioned drainage and maintenance. The applicant described linear swales behind the landscape buffer that will capture and pipe stormwater to an oversized pond within the development; he said existing neighborhood drainage flows toward the new site and that the proposed system will route water around the units. Commissioners and staff discussed pathway surfacing in flood-prone open space; staff noted UDO Article 7 has pathway standards and that pervious surfaces are often allowed in sensitive/flood areas, but details can be provided to TRC.

A motion to approve the subdivision plan, associated site items and street names, contingent on TRC approval and asking TRC to consider a pervious paving detail or edging to stabilize the proposed path, passed by voice vote.

The approval is a plan-level subdivision approval only; final permitting and construction will follow TRC review and any required engineering approvals.","The Conway Planning Commission approved plan-level subdivision for the Reserve at Mill Pond: 234 townhome units on about 41 acres, with open space and drainage provisions and street names; approval is contingent on Technical Review Committee (TRC) sign-off and consideration of pervious path edging.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6428535,"Commission approves UDO amendment to require mixed-use at riverwalk-adjacent properties",272,1074000,1346000,"/Search/View?dp=1&key=5893116-9e65e04579892b7c2578ad36333050be&start=1074&end=1346","https://assets.pipeline.soar.com/5893116-9e65e04579892b7c2578ad36333050be/thumbnail_1074000.jpg","/articles/6428535/Conway/Horry-County/South-Carolina/Commission-approves-UDO-amendment-to-require-mixed-use-at-riverwalk-adjacent-properties","https://secure.pipeline.soar.com/6428535-3fc824b7d1ec61cd76be30a57990fbac/orig.mp4?Expires=1771146494&Signature=dHo8X7KklU366KfK8GIR7OB6jCTSMIlR2ph3mjgpJpkK3WoGu~-NJoD5NhYuk0B3eU2rdLNNrQEC4k-Czcl5~AYhzYqkShCxBFQSeiFE48wDrB9bV6In-lpyatcKryAxEK36kWndLeDptH1wq~9ViVHO8hlIy4BqISuv1WoFkdz9n4Ph~fj7M5wYhf6bDtUVMmJz65TMjp1PEjPg6BINxq~xMpt7IeHEU9S-~WSyLHovh8n1xgBdSXebdRzdoCpEsC5~Ro~Qc39gVdK6HmI8~4FjnUsd4EfOuu4BkyegGX3-qYDH4ge6hFz2pFUfUkk0~17NJq0tqQ9xTbJjjszBLA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission voted to approve amendments to the Unified Development Ordinance affecting the Waccamaw Riverfront District (WRD). The amendment removes WRD subdistricts and adds a requirement that properties adjoining the riverwalk include a mixed-use component: ground-floor nonresidential uses and multifamily permitted on upper floors.

Staff said the WRD had been split into WRD‑1 and WRD‑2; WRD‑1 contained a mixed‑use requirement aimed at the riverfront core. The revision eliminates the two subdistricts for clarity and extends the mixed‑use requirement to properties adjoining the riverwalk so that future riverwalk extensions would be served by active ground-floor uses and pedestrian-oriented upper-floor housing where appropriate.

The amendment also clarifies that office uses classified as solely office would be allowed only as accessory or secondary uses across the WRD rather than as principal uses in certain subdistricts.

The public hearing produced no comments. Commissioners discussed the parcel on the other side of U.S. 501 that is currently WRD; staff said that property will likely be rezoned in the future to a more appropriate district because it is not adjacent to any future riverwalk extension. A motion to approve the amendments to Articles 2, 4 and 6 carried by voice vote.","The Planning Commission approved amendments to the Unified Development Ordinance to eliminate WRD subdistricts and require mixed-use ground floors for properties adjoining the riverwalk; the change is intended to expand pedestrian activity and public access along the riverfront.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6428539,"Commission approves annexation and rezoning at 1001 Creel Street to Professional",245,813000,1058000,"/Search/View?dp=1&key=5893116-9e65e04579892b7c2578ad36333050be&start=813&end=1058","https://assets.pipeline.soar.com/5893116-9e65e04579892b7c2578ad36333050be/thumbnail_813000.jpg","/articles/6428539/Conway/Horry-County/South-Carolina/Commission-approves-annexation-and-rezoning-at-1001-Creel-Street-to-Professional","https://secure.pipeline.soar.com/6428539-30b04bde628b340cb0bdc76bf60e13d3/orig.mp4?Expires=1771146494&Signature=jw3xLwsaDFfEIVi~twDvw~PxSrSaVtHxF77UuVWp1kTz7yUgl9TmiI0lrdr0P7nCyiWL7mU6EF566q~bL44oagJrEUfUGom0KhxcsRq9zGdljHLwisGn26UblRrtXDeI-NcbW16-nRwn3eCRB9ErYL~rkPbQ2fCMdTHBlu08whwaa4A8uHxlryp8s2dVC2crsxPaFlEndFXvCsqOtF2R9SMfI~Fr2d4anNM9pC2DTEgBf8CrYsW3qVzNn33DSUiwG4~FCfeGJ5qZNlUf4av6cuS1ncFGPfa6291G9ZthIMbWvjy8XERl60SHfashgkOX2UboarQyPOLNwVfvPOWnSw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission voted to recommend annexation and rezoning of approximately 2.15 acres at 1001 Creel Street from Horry County General Residential to the City of Conway Professional district.

Staff explained the property sits inside the city's utility service area, surrounded by properties already in the city and adjacent to existing professional zoning. Staff noted the city's future land-use map identifies the site as low-density residential but that adjacent parcels are zoned professional; if annexed and rezoned, uses permitted by the Professional district would apply subject to the UDO.

Applicant Keith Skinner said his family owns a daycare across the street and that the rezoning would keep uses consistent with other nearby professional parcels. “The family, we own a daycare ... and we wanted to keep it consistent with what we already have,” Skinner said.

The public hearing produced no public comments. A motion to approve the rezoning and annexation request carried on a voice vote.

The staff presentation noted that single-family residential remains a permitted use in the Professional district; any specific development would still need to meet UDO standards and applicable permitting.","The commission approved a request to annex and rezone roughly 2.15 acres at 1001 Creel Street from county General Residential to City Professional; applicant Keith Skinner said the change would align the lot with adjacent professional zoning and the family's daycare operations.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6428520,"Planning commission forwards Conway Parks and Recreation master plan for council adoption",393,4782000,5175000,"/Search/View?dp=1&key=5893116-9e65e04579892b7c2578ad36333050be&start=4782&end=5175","https://assets.pipeline.soar.com/5893116-9e65e04579892b7c2578ad36333050be/thumbnail_4782000.jpg","/articles/6428520/Conway/Horry-County/South-Carolina/Planning-commission-forwards-Conway-Parks-and-Recreation-master-plan-for-council-adoption","https://secure.pipeline.soar.com/6428520-b5fb8df55bedca3f334f462a2679441e/orig.mp4?Expires=1771146494&Signature=B2El45F1~XHMBsbqKTr-NJA3GQJAUhr9R1yfwlVfJogLZENwsyloAZNR8hUzVTwg9E7JxNvUUmhVdnBSmQrixQjIbSsQ5LhLzSorwMtk-EPXsqa0VLQIZFyiFoLMN~~41~XJk08woydJj39rKyklSjliktNuH0WoHjpQZspNhb5ieIKbzGvx5csGmgS5whmTvvPfTHVdmtjCxfWBHPPBUaaPsai80lLW-Ex3Bn43Z8qXIY1fzE2FybLFTBbplE0AbEPjGKbXcYvLTDnjqsu8ABWBbSKm7u8Zhogt0p4ZRzlNojksddSnK1ZB1IERnKlDR78AHw8kuN31uN4PU80t5w__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission voted to adopt the Conway Parks and Recreation master plan by reference into the city's comprehensive plan and will forward a resolution to City Council recommending final adoption.

Staff said the master plan was prepared with a community steering committee and provides a 10-year vision for parks, open space and recreation. The plan was previously presented to City Council (first reading Aug. 18) and is intended to make the comprehensive plan’s community facilities element consistent with the Parks and Recreation master plan.

Staff and commissioners noted the plan is substantial and will guide where parks and trail investments are prioritized; staff highlighted that only about 12% of Conway residents live within a 10-minute walk to a park, a metric the master plan aims to address. The public hearing produced no comments. The commission approved forwarding the plan and a resolution to City Council.","The Planning Commission voted to adopt the Parks and Recreation master plan by reference into the city's comprehensive plan and will forward a resolution to City Council for final adoption.","actionData","errors"]

Article not found

Planning commission adopts UDO amendment requiring development agreements for large annexations; 25-acre upland trigger and 50-lot threshold set

Planning commission approves Reserve at Mill Pond subdivision with conditions

Commission approves UDO amendment to require mixed-use at riverwalk-adjacent properties

Commission approves annexation and rezoning at 1001 Creel Street to Professional

Planning commission forwards Conway Parks and Recreation master plan for council adoption