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Commission approves Star Bluff rezoning and $300,000 development-agreement payment amid road and stormwater concerns
Summary
The commission approved a development agreement and rezoning for Star Bluff Properties that limits the subdivision to 107 single-family units, requires a 20% stormwater reduction for the 100-year storm, and includes a $300,000 payment to the county (listed for a new Wampi Recycle Center), while residents urged faster repairs to deteriorated Star Bluff Road.
The Horry County Planning Commission voted June 4 to approve a development agreement and separate rezoning for Star Bluff Properties, a proposed single-phase subdivision of 107 single-family homes on Star Bluff Road in Longs.
Staff presented the package, describing a proposed payment of $300,000 to Horry County "towards the construction of a new Wampi Recycle Center," a unit cap of 107 single-family units, and a developer commitment to design the stormwater system to achieve a 20% reduction in peak discharge for the 100-year storm event. The rezoning request covered about 49.88 acres from CFA to MRD-1.
Clint Richardson of Kingston Engineering told the commission the DA requires the developer to deliver the $300,000 check within 30 days of rezoning approval rather than waiting for permitting or platting, and reiterated that the stormwater system would be designed to the higher standard. He said those measures would raise construction costs but benefit surrounding properties.
Multiple residents said the immediate issue was the poor state of Star Bluff Road. Sam Seddinger said he collected more than 70 petition signatures and described the road as essentially a dirt road, damaged by previous developments, with heavy dust and safety concerns and no timely repairs; others described large craters and concerns about traffic and crashes. Commissioners and staff noted Star Bluff is maintained by SCDOT, not the county, complicating immediate county-led repairs.
Commissioners questioned whether the DA payment was specifically restricted to the Wampi Recycle Center or could be used for other infrastructure like Star Bluff Road. Richardson said the DA lists several infrastructure options (recycle center, improvements to Star Bluff and Old Star Bluff Road) and left some discretion to the county in case state or other funds covered SCDOT improvements.
After public comment and staff discussion, the commission voted to approve the development agreement and then the rezoning (motions recorded and carried). Staff said the DA and higher stormwater standard would require more rigorous design review during later permitting.
