North Myrtle Beach planning panel advances LDR changes clarifying when site-specific plans and bedroom limits apply

The North Myrtle Beach Planning Commission on April 7 recommended approval of a land-development regulations text amendment that spells out which projects must undergo site-specific development-plan review and backed related zoning changes that remove an outdated cap on bedroom counts.

The proposal, STX 26-1, lists several triggers for site-specific review — including new nonresidential projects, multiunit development over two units, major subdivisions and any single-family or duplex dwellings that contain six or more bedrooms or sleeping areas — and defines a "sleeping area" for plan-review purposes. "A sleeping area is any enclosed or semi enclosed space within a dwelling unit that is designed or reasonably capable of functioning as a sleeping space based on its layout and physical characteristics at the time of plan review," staff read into the record.

The commission’s recommended zoning edits (ZTX 26-4 and ZTX 26-5) would remove a 300-square-foot maximum bedroom-size rule and the language that limited dwelling units to five bedrooms or sleeping areas in certain residential districts. Staff and commissioners said the changes are intended to avoid creating nonconforming homes and to shift intensity-of-use controls — parking and stormwater requirements, for example — to site-specific review when a home reaches six or more sleeping areas.

"So we can make sure it's parked correctly and that storm water is dealt with," a staff presenter told commissioners during the discussion. Commissioners debated enforcement limits and constitutional concerns about restricting household size; one commissioner said the change allows the city to regulate parking and drainage up front rather than trying to police conversions after construction.

During public comment, Christie Hinton of Windy Hill said her neighborhood is being "hollowed out" by short-term rentals and urged the commission to limit the number of bedrooms in homes in residential zones to reduce party houses and tour-bus drop-offs. "I live in Windy Hill, and I wanna speak in favor of limits on the number of bedrooms or sleeping spaces here in residential zoned areas," Hinton said. The commission did not adopt specific short-term-rental caps at the meeting; Hinton’s remarks were entered as public comment on the proposed text change.

After discussion the commission moved to recommend approval of STX 26-1 and the two zoning text amendments. The transcript records the motions, second and the chair’s declaration that "Ayes have it." The items now proceed to the city council for final action on the schedule set by staff.

Next steps: STX 26-1 and the related zoning changes will be transmitted to City Council with the Planning Commission’s recommendation.