Planning commission approves design modification for Buchanan Lane; city to pursue public dedication

The Conway Planning Commission on Jan. 9 approved a design modification that will let Buchanan Lane be built to standards substantially similar to nearby Graham Road, including a proposed pavement width of 22 feet and exemptions from curb and gutter, sidewalks and street trees.

Staff told commissioners that records conflict and neither the city nor Horry County has clear documentation showing whether Buchanan Lane is currently a public road. A 1955 plat and several later plats refer to a 50-foot right-of-way, but staff said county and city maps had disagreed and that title ownership of the strip was not documented in the packet.

"I'll be happy to answer any of any specific questions you have," a staff member said while explaining that the city intends to accept the road once the improvements are installed and the applicant executes dedication documents. The staff presentation said the applicant is proposing the pavement and a cul-de-sac turnaround to provide access to the proposed lot and to meet emergency access standards.

Resident Jay Summers, who lives on Buttercup Lane, described existing drainage and told commissioners, "That is a sizable ditch. That will all have to be inspected by city stormwater department before it's turned over." Staff repeated that stormwater review and inspection will be required as part of any road construction.

Commissioners asked whether approving the modification would permit future subdivisions that might require full road upgrades. Staff said any further subdivision that triggered a major-subdivision review would require the entire road to be brought up to full city standards, including sidewalks, street trees and curb and gutter. "Any further subdivision of the property will necessitate TRC review, full civil plan submittal, and everything will have to be brought up to the full standards," a staff member told the commission.

The motion to approve the design modification passed. The chair noted that she and Commissioner Hardy opposed the motion; the record does not include a full roll-call tally in the packet. The staff record says the city will begin the process of resolving title issues and, after construction, accept the road for public dedication.

Why it matters: The approval clears the way for an owner to improve an unimproved right-of-way that staff and several older plats treat as a 50-foot public right-of-way, allowing a homeowner to obtain a building permit once required improvements are completed and accepted for dedication. Commissioners and residents raised stormwater, maintenance and future-subdivision concerns during debate.

The commission did not require that the right-of-way be fully dedicated before construction; staff said the applicant must make the improvements and that the city will pursue the title/dedication process afterward. Commissioners repeatedly emphasized that if the property were later subdivided as a major subdivision, the full street standards would be required.

Next steps: The applicant must submit full civil plans, have the stormwater department review the drainage work, construct the approved improvements and then submit documents for dedication for city acceptance. Staff said it will work quickly on title and dedication matters but acknowledged legal remedies (quiet-title action or eminent domain) may be needed if ownership is disputed.