Conway planning commission recommends denial of rezoning for 7.8-acre workforce housing site after neighborhood opposition

The Conway Planning Commission voted 5–1 on March 6 to recommend that City Council deny a rezoning request for about 7.8 acres at North Main Street and Chacora/ Shakurah Boulevard that a developer proposed for an 80-unit workforce housing complex.

The applicant, Nate Broman Fultz, vice president of development for Taft Mills Group, told the commission the project would be income-restricted housing serving households at or below 70% of area median income. "We will only be serving households that are making 70% of the area median income and below," Fultz said, and described a mix of one-, two- and three-bedroom units and on-site amenities and management.

Neighbors who live behind the site spoke sharply against the rezoning at the planning commission public hearing, raising concerns about stormwater and flooding, vehicle access and turning on Highway 701, site drainage after nearby developments, school overcrowding, noise and public safety. Julie Hartman, who said she lives at 1020 Chacora, told the commission she feared more accidents and worsening flooding and said, "Somebody's gonna get hurt." Elizabeth Orlando, a long-time Chacora resident, asked the commission: "Please do not vote for this, because they will raise the land." Several other residents described new flooding in their neighborhood since nearby parcels were raised during recent development.

City staff explained that the property currently is zoned Highway Commercial and is buildable as commercial without a rezoning; the city's future land use map identifies the parcel as commercial, and the property lies in the gateway corridor overlay. Staff also said the city recently amended its regulations so the technical review committee may require a traffic study when plans are submitted. "This type of housing is needed, everywhere in the County," a staff member said, while cautioning that such housing should be located in appropriate places.

Commission discussion referenced the project's site plan, proposed buffers and easements. The applicant described a planned 140-foot separation from the nearest residential building to the property line plus about 50 feet to the nearest house and said three-story buildings would be placed closer to Main Street with two-story buildings along Chacora to transition to the single-family neighborhood. The applicant said the development would target working households — teachers, first responders, retail workers and the like — and noted that Horry County has not had a tax-credit-funded project in five years and Conway has not had a workforce tax-credit deal in about a decade.

Several commissioners said they were sympathetic to the housing need and commended the applicant's site plan sensitivity but also noted the future land use map designates the corridor for commercial uses. One commissioner said the site "is not a perfect location" because of traffic issues along Highway 701. After discussion, a motion to recommend denial of the rezoning to City Council passed 5–1.

The commission's recommendation is advisory; the rezoning request will go to City Council for final action at its March 17 meeting. Staff told the audience that if plans move forward after any rezoning, the technical review process could require a traffic study and identify required improvements such as turning or acceleration lanes; those engineering reviews occur after the zoning decision and are reviewed by the South Carolina Department of Transportation as appropriate.

Votes at the planning commission

- Motion: "Recommend that council deny the request to rezone the 7.8 acres of the property." Motion passed 5–1. (Planner/commissioner names were not provided on the record for the motion or roll-call; tally reported in meeting discussion.)

Next steps

The item will appear on the City Council agenda on March 17. Council will hold the final public hearing and decision; planning commission staff said public concerns and the record will be forwarded to council.