Executive Summary
Conway is actively pursuing industrial growth to stabilize a service-heavy economy, with the Strategic Plan identifying a critical need for higher-wage manufacturing and logistics jobs . While light industrial annexations are generally supported , developers face emerging regulatory friction as the city considers moving high-impact commercial uses into industrial zones . Tensions with Horry County over the "weaponization" of multi-county business parks pose a high risk to future large-scale annexations .
Development Pipeline
Industrial & Storage Projects
| Project | Applicant | Key Stakeholders | Size | Current Stage | Key Issues |
|---|---|---|---|---|---|
| Bohemia Ct / Century Cir | Mr. Gunter | City Council | 1.42 Ac | Approved | Annexation into Atlantic Center Industrial Park . |
| 3191 Highway 378 | ASL Properties LLC | BZA | ~2 Ac | Approved | Gravel storage yard; variance for chainlink fencing required . |
| 2578 Highway 378 | Richardson and Company | City Council | 5.28 Ac | Discussion | Rezone from Highway Commercial to Heavy Industrial for equipment sales . |
| 1065 Pitch Landing Road | Sellers General Construction | BZA | N/A | Approved | Mini-storage facility; variance for metal building panels . |
| 1326 Cottage Lane | N/A | City Council | 0.22 Ac | Advanced | Annexation for future commercial development; closes "donut hole" . |
| ... (Full table in report) |
Entitlement Risk
Approval Patterns
- Strategic Annexation Support: Projects that close "donut holes"—county parcels surrounded by city limits—receive high approval momentum, especially for commercial use along the 501 and 378 corridors .
- Proportionality in Fees: Council has demonstrated a willingness to reduce substantial open space fees for infill projects where existing private amenities are available .
Denial Patterns
- Substandard Infrastructure: Annexations are consistently denied if the accessing roadways are unimproved or do not meet city standards for emergency and sanitation vehicle turnarounds .
- Encroachment on Residential Areas: Industrial or heavy commercial projects that are perceived as "invasive" to established residential neighborhoods or gateway corridors face significant friction during the discussion phase .
Zoning Risk
- Industrial Displacement Policy: A proposed UDO amendment seeks to move "high-impact" commercial uses (e.g., tobacco/vape shops, alternative financial services) out of Highway Commercial and into industrial districts .
- Special Exception Triggers: New regulations are being drafted to require Special Exceptions for gas stations and outdoor event facilities, subjecting them to BZA review and neighborhood-proximity conditions .
Political Risk
- Inter-Jurisdictional Conflict: Horry County's creation of multi-county business parks without city consent has been characterized by city leadership as "weaponized" to block city annexations and capture tax revenue, jeopardizing future border developments .
- Economic Diversification: There is a strong political bloc favoring industrial development over residential to reduce highway congestion and stabilize the tax base .
Community Risk
- Traffic and Safety Opposition: Residents in areas like Midtown Village and Culture Road are highly organized against any development that increases traffic counts or introduces new neighborhood interconnectivity .
- Environmental Justice/Flooding: Community opposition is nearly universal for projects near flood zones, even when developers promise improved stormwater management over existing conditions .
Procedural Risk
- Deferred Reviews for Policy Integration: Council and Planning Commission frequently defer text amendments and rezoning to align with pending strategic plan guidelines or to research "sunset clauses" used in other jurisdictions .
Key Stakeholders
Council Voting Patterns
- Consistent Supporters: The Mayor and Councilman Goldfinch generally support commercial and industrial growth that aligns with long-term strategic goals, provided they include adequate buffers .
- Skeptics of Rapid Density: Councilman White often raises concerns about infrastructure keeping pace with growth, specifically regarding police, fire, and road paving .
Key Officials & Positions
- City Administrator (Adam Emrick): Driving the Strategic Plan and pushing for "quality growth" tools like development agreements and enhancement fees .
- Planning Director (Jessica Hux): Focused on protecting environmentally sensitive areas through split-zoning and conservation preservation .
- Police Chief (Dale Long): Frequently consults on traffic impact and the logistical feasibility of new developments .
Active Developers & Consultants
- Diamond Shores (David Schwer): Highly active in both residential and student housing sectors; frequently navigates complex fee-in-lieu and setback variances .
- Great Southern Homes: Actively pursuing large-scale annexations with a focus on wetland preservation and city-standard development .
- Greenway Contracting / Atlas Construction: Preferred contractors for significant city-led infrastructure and stormwater projects .
Analysis & Strategic Insights
Industrial Pipeline Momentum vs. Entitlement Friction
The industrial pipeline is currently dominated by small-scale infill and storage projects. While the city's Strategic Plan explicitly calls for expanded industrial development to diversify the economy , there is a growing trend of "supplemental standards" that could make traditional Highway Commercial sites harder to entitle for anything other than professional offices .
Probability of Approval
- Warehouse/Logistics: High probability if located within the Atlantic Center Industrial Park or along the 378 corridor, provided the site is not adjacent to residential "R" zones.
- Flex Industrial: Moderate probability; likely to be pushed into Heavy Industrial zones if the project includes retail components like vape or tobacco sales .
- Manufacturing: Low-to-Moderate probability; will trigger intense scrutiny over noise, air quality, and traffic, particularly near "gateway" corridors .
Emerging Regulatory Trends
- Tightening: New "special exception" requirements for gas stations and high-impact retail will likely increase the duration of the entitlement process by adding a mandatory BZA hearing .
- Loosening: The city is actively encouraging Conservation Preservation (CP) zoning for sensitive lands, which may allow developers to trade undevelopable wetlands for higher density or faster approvals on upland acreage .
Strategic Recommendations
- Site Positioning: Prioritize "donut hole" parcels. Annexation of these sites is viewed as a "cleanup" action by council and faces lower political resistance .
- Infrastructure Pre-Vetting: Before filing for annexation, ensure the access roads meet city standards. Council has a rigid pattern of denying any project on substandard or dead-end county roads .
- Development Agreements: For projects over 25 acres, expect a mandatory development agreement. Proactively offering "enhancement fees" or infrastructure contributions may soften the political risk associated with city-service strain .
Near-Term Watch Items
- Upcoming UDO Workshops: Monitor discussions regarding the "special exception" process and the potential relocation of commercial uses to industrial zones .
- SCDOT 701 North Widening: This project will significantly impact utility relocations and access for all industrial parcels along the corridor through 2028 .