MURRELLS INLET — The concerns are familiar ones in Horry County.
Roads and traffic congestion, stormwater drainage and flooding, overcrowded schools and overburdened utilities rank among the chief fears of residents in Burgess, a once-rural community that could be reshaped by a proposed 2,000-home development.
Developers want to build the high-end homes along S.C. Highway 707 between Blackmoor Golf Club and St. James High School. They have compared the project to upscale Myrtle Beach-area communities like Sayebrook and The Market Common.
But when they recently met with about 60 members of the Greater Burgess Community Association (GBCA) and area HOA leaders, many in attendance at the South Strand Recreation Center were unswayed by the proposal.
"It's going to be a hard sell to this community," said association board member Linda Ingram, who helped organize the Aug. 27 meeting so local neighborhood leaders could inform their residents. "We are fed up with (Horry) County Council allowing so many developments in this area without building the infrastructure to support it."
A second chance?
The owners of the 1,426-acre tract (The May Company and Bestle LLC) admit to approaching it wrong when they tried to develop the property in 2021. That plan called for nearly 4,000 homes and over a half-million square feet of commercial space without full consideration of its potential impact on the community.
Burgess residents strongly opposed the plan to the point that developers pulled the project in 2022 and started over, making concessions to alleviate neighbors' concerns. They took nearly five years, listened to dozens of local residents, and dealt with 15 agencies to repackage their plans.
"This is our family's last tract of land and we want it be one of the finest we ever build," said Ben Wall, the grandson of late Lowcountry land holder Craig Wall Sr., whose group's list of projects in the area includes Prince Creek in nearby Murrells Inlet and Litchfield Plantation in Litchfield Beach. “We’re excited about this project.”
Developers brought in a new team, including retired vice president of the Jackson Companies Steve Alger, who closed his career by developing Sayebrook, a massive multi-use project just south of Myrtle Beach.
"They came to me and said, 'We want to do something like (Sayebrook) and we want you to help us build something special,'" Algers said of his decision to unretire and take on the project. "We went back, talked to the community, listened to their concerns and developed a master plan to be a good neighbor."
A different approach
In addition to cutting the size and scope of original proposal in half, the group also sweetened the pot for its neighbors.
Concessions include donating land for a YMCA, an Horry County Recreational Park, an Horry Electric substation and an offsite fire station on Bay Road. The group says it also plans to invest in utilities and stormwater infrastructure, as well as conserve 686 acres of wetlands along the Waccamaw River in perpetuity.
But the biggest selling point may be the creation a Residential Investment District (RID) to levy a tax on HarborTrace residents and businesses to pay for offsite improvements along the Highway 707 corridor. Developers say the $90 million fund (over 20 phases) will be earmarked for five nearby intersections.
"We want our residents and commercial properties to pay for the impact they have on the community," Alger said.
The HarborTrace plan calls for a 175-foot natural buffer between neighboring homes in the Blackmoor subdivision and minimizes conflicts with the golf course. It also avoids street connectivity with other neighborhoods to prevent through-traffic — another major point of contention with the original plans.
But despite the smaller development and better deal on the table, even half is too much for some residents.
"There are obviously a lot of concerns about a lot of issues that they addressed, but I think the big one is traffic," said Steve Theiss, president of the Burgess association. "This project will create more traffic than what they're saying, and Highway 707 is already out of control. Adding thousands of more cars will only make things worse."
An airing of grievances
At times, the two-hour meeting echoed the same complaints Horry County residents hear anytime a new development is proposed — too many people living in an area too small with no thought given to infrastructure.
Residents correctly pointed out that multiple area schools are over capacity. Developers countered the high-end homes would primarily appeal to retirement-aged empty-nesters.
Others questioned the localized flooding in the low-lying areas surrounding the proposed development. Builders highlighted the construction of a stormwater plan designed to retain and safely remove excess water.
Members of the nearby Freewoods community, a historic Black settlement dating back to the post-Civil War era, expressed concerns about the destruction of their ancestors' graves and flooding on their property.
"I've lived here my whole life," said 76-year-old Gloria Lance, "and every time one of these gets built, we get more flooding."
A New Jersey transplant jokingly acknowledged his hypocrisy but contends the community is at capacity.
"I came from somewhere else too, so I understand more people want to move here," he said. "But you can only fit so many people in this community."
Neighbors also challenged the wisdom of building another large development amid others like Blackmoor and TPC due to issues with hurricane evacuation.
Developers cited the proposed S.C. Highway 22 Southern Connector and say the proposal would generate only 10 percent more traffic on Highway 707 than the backup plan.
A ‘threat’ or Plan B?
Developers have some leverage in the form of the existing zoning, which would allow them to build 1,400 townhomes and commercial retail spaces on the property without providing all the extras — no YMCA, no park, no improvement district, no fire station and no electric substation.
"Something is going to happen to this land," lead engineer Mike Wooten of Bolton & Menk told the crowd. "It's going to get developed; it's just a matter of what it's going to be."
In fact, the current zoning would even allow the landowners to strip mine the site for topsoil.
"With all due respect, that comes across as more of a threat," one attendee told the developers.
"It's not a threat," Alger responded. "That's simply what is allowed under the current zoning."
The back-and-forth concluded with a 30-minute discussion without the developers in the room, and it went about as expected: "NO!" several shouted when asked if they were willing to support the zoning change.
Developers have been consulting with county planners and are expected to present their request to the Horry County Planning Commission in the near future. If it fails, work could begin on townhomes relatively quickly.
"Do we want to do that? The answer is 'No'" Alger said. "We want to build something special the community can be proud of and that maintains the character of the community."
No formal rezoning request has been filed with Horry County Government yet.