North Myrtle Beach planning commission recommends approval of major Parkway Group PDD amendment after density, design changes

The North Myrtle Beach Planning Commission on Feb. 4, 2025 voted to recommend that City Council approve a major amendment (file Z-24-36) to the Parkway Group planned development district that removes a previously approved 10,000-square-foot commercial space, replaces five‑story multifamily towers with a townhome neighborhood and reduces overall unit count to 613 dwelling units, a reduction of 91 units from the originally entitled total.

The commission’s recommendation follows staff presentation of the amendment and a set of conditions and comments from the city’s Public Works department. The amendment revises lot patterns and rights-of-way, adds 20-foot-wide private alleys for access, reconfigures the build-to-rent area, converts a small section of paired villas into townhomes and adds an updated pattern book for the development.

Planning staff described the substantive changes as: eliminating the previously approved 10,000-square-foot commercial component; introducing 20-foot alleys for access and additional plotted rights-of-way to serve fee-simple residential lots; reconfiguring the build‑to‑rent and commercial elements; replacing five‑story multifamily towers with a townhome neighborhood; and converting a small paired-villa street segment to townhomes, producing 35 townhomes in that area and bringing total density to 613 units (91 fewer than originally entitled).

City Public Works submitted written comments recommending against creating 20-foot public rights-of-way where proposed, citing limited space for public and private utilities maintained by Grand Strand Water and Sewer, constrained maintenance access, inadequate on-site parking for properties served by such narrow public pavement, and the inability to maintain a 20-foot pavement within a 20-foot right-of-way. Public Works also asked for an “end of city maintenance” sign at the end of the public portion of Henry Road; a minimum 200-foot intersection offset between Long Branch Loop and the unnamed 50-foot private right-of-way east of that intersection (the townhome section on Summer Breeze Lane); and front-load dumpster service for each disconnected townhome site.

A commissioner told the applicant, “I still have a concern about filling in what was the commercial space completely with housing,” and urged the developer to consider reducing units further to restore acreage of green space. The applicant’s representative said the project team had already reduced density from earlier proposals and had removed the five‑story product, calling the current package “where we are” after prior negotiations.

A Park Point homeowner, Harry Oler, told the commission he was concerned that removing commercial space would force residents on the west side of U.S. 31 to travel farther for groceries and services. Oler said: “As we grow, we need to have the services available there for the homeowners or rentals whatever it is that’s gonna be out there.” A commissioner responded that the larger neighborhood does include an entitled commercial park and that, on the side of 31 referenced in the meeting, “there’s about 45,000 square feet entitled” — including a gas station and smaller retail and restaurant sites — but there is not yet a grocery store.

After discussion, a motion was made to forward a recommendation of approval to City Council for Z-24-36 and to note Public Works’ comments; the motion passed on a voice vote.

The commission also approved a consent agenda earlier in the meeting that included three final subdivision plats (listed on the agenda as Final Subdivision V-2462; Final Subdivision Plat SUV-24-87 for Phase 1 of Rosewood at Waterside; and Final Subdivision Plat SUV-25-1 for Phase 2 of Beltrac/Forestwood). Those consent items were approved by voice vote before the PDD discussion.

The commission closed the meeting after approving the PDD recommendation and adjourning by voice vote.