Conway planning commission recommends most annexations and rezonings, defers one request

CONWAY, S.C. — The City of Conway Planning Commission on July 10 recommended approval to annex and rezone multiple properties into Conway city zoning, recommended against annexing a single residential parcel, and agreed to defer one rezoning while staff prepares a text amendment.

The commission voted on several public‑hearing items that would bring parcels currently in Horry County into Conway and assign city zoning. Staff said most of the requests are consistent with the city's future land use map; final authority on annexation remains with Conway City Council, which will consider final readings at upcoming meetings.

Staff presentation and council history Planning staff (identified in the record as Miss Dennis) told the commission some properties had already received county approvals and, in at least one case, had become contiguous to city limits after adjacent annexations. Dennis said applicants were informed of annexation requirements when they applied for city water meters or submitted plans to the county and that City Council had granted first reading for some of the items in prior meetings. "The requested zoning is Highway Commercial, and it is consistent with the city's future land use map," Dennis said about one item.

What the commission decided (Votes at a glance) - Item A1 (Archer's Auto site): The commission voted to recommend approval of annexation and rezoning to City of Conway Highway Commercial. (Motion carried on voice vote.) - Item A2 (parcel near 1091 East Highway 501): The commission moved to recommend that council not annex and not rezone this particular parcel; that recommendation passed on a voice vote. Several property owners spoke against annexing that single parcel now. Owner Beverly Moore said, "We do not want it to be annexed," and raised fairness concerns about one property joining the city while neighbors remain in the county. - Item A3 (site proposed for a Scooter's Coffee): The commission voted to recommend approval of annexation and rezoning to Highway Commercial as presented. (Motion carried on voice vote.) - Item A4 (22.88 acres along Garner Lacey area): After public comment about trees, traffic and drainage, the commission voted unanimously to recommend annexation and rezoning from Horry County Office/Professional/Institutional to City of Conway Professional zoning, consistent with the future land use map. Resident Andy Hoppe urged caution on development and said he worried about traffic and flooding near Gardner Lacey Road: "The last thing I wanted was to have a cookie cutter housing development smack dab on my backyard." Planning staff clarified lot sizes and that the recommended Professional zoning permits a mix of uses and is intended to buffer Highway 501. - Item A5 (Waukawa riverfront area): The commission voted to recommend approval of rezoning of multiple parcels to WRD (Waukawa Riverfront District) classifications to allow limited development while protecting the riverfront; staff noted WRD would place properties under Community Appearance Board review and impose restrictions to reduce flood risk. - Rezoning, part B item 1: Staff requested deferral so staff could prepare a text amendment addressing childcare uses; the commission voted to defer and the School District provided a letter supporting deferral. - Rezoning, part B item 2: Staff said the city seeks to rezone a parcel transferred to the city (previously R‑1) to a conservation/preservation classification because of environmental sensitivity; on the record a motion was made "to recommend approval of the rezoning from R‑1 to CB" and the commission approved the motion on a voice vote. (Transcript contains both staff language describing Conservation/Preservation and the motion language naming "CB"; see clarifying details.)

Public comment and issues raised Property owners and residents spoke at several items. Fred Orchard, owner of the property related to Item A1, asked for more time to complete county permits and said, "We are not close to completing it… I've had a lot of issues," and the commission indicated Council could delay final reading until a certificate of occupancy is provided. Beverly Moore and Anne Hudson, owners associated with a Highway 501 parcel, asked the commission not to annex a single house ahead of a wider Red Hill area plan; Moore asked, "Is it fair to a homeowner? Is it fair to me to pay city and county taxes when all my neighbors are not paying that?"

At the Garner Lacey item, concerns focused on tree loss, traffic congestion during school dismissal and neighborhood drainage. Staff responded that Professional zoning would likely generate fewer average daily trips than some alternative commercial uses and noted Conway's tree ordinance and existing lot‑size regulations would limit dense, small‑lot development without a future rezoning request. "If counsel disagrees and it's part of a bigger plan," one commissioner said, it could be handled differently at Council.

Next steps and Council role Planning Commission recommendations will be forwarded to Conway City Council; council retains final authority to approve annexations and to conduct final readings. For parcels that the commission recommended not to annex, Council will still consider the matter at its July meeting. For the deferred rezoning, staff said it plans to present a text amendment for Planning Commission consideration in August; the School District told staff it would withdraw a rezoning request if the text amendment resolves the childcare question.

Ending The commission completed its business in about 38 minutes and adjourned. Several items will appear before Conway City Council on July 21 for final consideration; staff and applicants will attend those meetings as needed.