Planning Commission defers industrial-corridor land-use draft after residents ask for more notice and clarifications

Horry County planning staff presented a draft industrial-corridor land-use overlay on July 2 designed to identify areas suitable for future industrial rezonings while protecting conservation areas, flood zones and residential neighborhoods. The commission deferred further action after residents and conservation advocates requested more targeted notice and raised concerns about adjacency and compatible uses.

Staff explained the overlay relied on a suitability model that weighed wetlands, flood zones, roads, rail lines and residential neighborhoods, then removed protected conservation and FEMA flood zones from consideration. "We removed the 319 area plan, some scenic and conservation areas and added buffer areas around Aynor and Loris," staff said, describing a second draft of the map shaped by prior public input. Staff also said the county does not permit data centers in zoning ordinance and that industrial corridors could be limited to light industrial in some areas.

Public commenters requested more precise notice to affected property owners (including PIN numbers) and said some areas shown in the draft were surprising to landowners. "If you did not notify these families, the owners of these properties of what you intend, I think that's totally unfair," said Stephanie Chappetta of Horry County Residents for Responsible Building, asking that owners receive mailed notice. Becky Ryan, North Coast office director for the Coastal Conservation League, thanked staff for incorporating comments but urged removing some corridor areas near major subdivisions and recommended additional outreach and in-person boards at key future hearings.

Staff extended a public-survey deadline to July 30 and announced an additional public open house on July 16; the commission voted to defer consideration of the overlay draft until its August 6 meeting to allow more outreach and comment.