Trees could change the face of new Horry County housing developments. Here’s how

As drivers turn off S.C. 905 into the Pineland Lakes subdivision, a line of hedges and plush trees greet them — their canopies shading many homes from the sight of the road.

Ten miles away, a row of saplings are stationed in front of The Reserve at Wild Horse, doing nothing to hide the construction of homes within.

Horry County last updated its residential design standards in 2022 — an eternity given the explosion of growth that’s made it America’s fast-growing area.

A month after county leaders began publicly discussing a de facto moratorium for future development pending a review of zoning laws and other regulations, consistent buffers for new projects could be one of the first steps in that direction.

“If we’ve been doing this the whole time and had this in place, we wouldn’t be having near the problems we’ve been having,” Councilman Mark Causey said. “I’ve seen some of the beefed-up landscaping around the county, and it looks so much better.”

Council members are expected to add new design rules that builders would have to follow if they hope to get permits, including:

• Roofs that look consistent throughout a neighborhood
• Uniform standards for overhangs and gutters
• Use of native trees for landscaping and the inclusion of one in any yard that fronts a road

“We’ve got to step up and do it. Don’t let pressure stop it,” Councilman Bill Howard said.

More significant changes are in the pipeline too, including talks about boosting impact fees to ensure services remain adequate for future property owners.

On Sept. 13, the Coastal Carolina Association of Realtors formally announced its opposition to any fee adjustments, warning the added costs would be baked into construction costs.

The organization based its position on a study by University of South Carolina economist Joseph Von Nessen, which was not made immediately available following a request by The Sun News, though a press release outlined his key findings.

Since July 2021, fees have been set between $738 and $1,797 for commercial construction, and between $1,031 and $1,236 for residential — a policy that’s generated nearly $55 million worth of revenue to help pay for new growth.

And that doesn’t include additional costs for emergency management, recreation, storm water and transportation.

Taking those into account, impact fees could top $10,000 in some cases but add $200 million in fresh money to the general fund.

According to Von Nessen:

• The maximum proposed feed could cut into commercial office development by 19%.
• New commercial industrial space sales could fall by 24% annually
• A nearly $73 million drop in new business activity over the first five years of the new fees and a loss of 594 jobs
• A potential 3.5% decline in housing affordability

The county council will hold its first workshop on impact fees Sept. 19.

John Heter, land development manager for D.R. Horton’s Myrtle Beach location, said his company is ready to follow the county’s lead should design changes be made.

“We’ll adjust to whatever the guidelines are a build a house that people want to buy,” Heter said.