Planning panel approves rezoning, development agreement for 225‑unit Coats Road plan

The Horry County Planning Commission on Feb. 6 approved a rezoning and accompanying development agreement that will allow up to 225 single‑family homes on roughly 85.92 acres along Highway 90 and Coats Road.

Staff presented the request to rezone the site from CFA to MRD‑3, noting the plan proposes a gross density of about 2.61 dwelling units per acre, a 125‑foot undisturbed buffer along Highway 90, a 20‑foot undisturbed wetland buffer, sidewalks on both sides of internal roads, and six pocket parks. Planning staff also described a proposed development agreement tied to the rezoning.

Shep Guyton, the applicant introduced at the meeting, said the project will be phased and that traffic improvements will precede major land disturbance. "Initially, the intersection gets signalized even before land disturbance," Guyton said, adding that turn lanes and paving of a portion of Coach Road will be installed before phase 2 can start. Guyton also told the commission the developer will reserve and donate right‑of‑way to the county for future widening of Highway 90 and Coach Road.

The development agreement summarized at the meeting includes a $5,700 per‑home contribution for roadway and intersection improvements; Guyton and staff cited that fee as totaling $1,282,500 for 225 units. The agreement also calls for signalization, roughly 900 linear feet of Coach Road paving in an early phase and a five‑year term for certain triggers in the agreement. The plan proposes a temporary emergency access on Coach Road that would be removed when the road is realigned and widened.

Chair members voted to approve staff's recommendation and the motion carried on a voice/hand vote. The commission did not record individual roll‑call tallies in the transcript; the meeting packet lists the proposed development agreement and technical plans. The development must still meet any subsequent permitting and engineering requirements before construction begins.