Carolina Forest is a nexus for major development. Here are 5 of the biggest ideas.

For much of the past year, some of Horry County’s most passionate debates have taken place inside meeting rooms where the future of Carolina Forest was at hand.

Despite its size and ever increasing economic impact to the region, residents of the sprawling development have little oversight over how it will look in coming years because they lack power to set their own zoning laws and building standards.

As talk of possible incorporation renews, here’s a look at some of the most high profile projects involving Carolina Forest.

1. A plan for green side homes at River Oaks Golf Course was shelved late last year

Diamond Shores LLC last October withdrew a rezoning request that would have cleared the way for 550 homes and a public park on 172 acres inside the River Oaks Golf Course.

Although developers were ready to widen a portion of River Oaks Drive while adding turning and deceleration lanes, it still wasn’t enough to alleviate concerns over more traffic and the loss of green space.

River Oaks Drive already has 7,000 homes, with more than 4,200 in the pipeline.

County Council member Dennis DiSabato, whose district includes Carolina Forest, publicly said he wouldn’t support the Diamond Shores venture — sealing its fate.

2. A 9-minute traffic light likely would get even longer if this development happens

The year began with a 20-acre rezone request for land at the top of Legends Drive, converting it from highway commercial to one that would allow for a mixed-use project expected to include hundreds of apartments and a community activity center.

Vehicles leaving the development would turn onto U.S. Highway 501 off the private Legends Drive and its 51,000 average daily traffic count.

Some motorists already have to wait nearly 10 minutes at a traffic light controlling highway access during peak commute times.

County council member Michael Masciarelli was able to get a deferment from the developers, meaning the proposal is tabled indefinitely — but it’s certainly not dead.

In June 2018, voters rejected creating a special tax district that would have paid for improvements along Legends Drive. At the time, it would have meant $214 more annually on a $200,000 home.

The development group is offering Horry County $250,000 to be exempted from any future special tax district.

3. A Market Common-style district within Carolina Forest was too big an ask

In March, well-known local engineering firm Thomas & Hutton went public with its plan to build 1,154 houses on nearly 127 acres off Postal Way and U.S. Highway 501.

An additional 48 acres would be set aside for commercial use under the proposal.

In a location where schools are already at or above capacity and daily trips average 10,000, the notion of a major subdivision was too much for many to handle.

“We’re not happy about it,” said Carole vanSickler, president of the Carolina Forest Civic Association, said in March. “I’m not sure that we can handle the added traffic.”

Touted as Carolina Forest’s version of Market Common, a 129-acre parcel would go from undeveloped commercial land into a planned mixed-use development called The Waters.

That brings the possibility of mobile food trucks and a farmers market along with the 1,154 homes.

As part of the deal, project managers would make $1.7 million worth of infrastructure and road upgrades to support the additional population, including adding a third lane to Postal Way and building two roundabouts within the subdivision.

The road upgrades, including modified pedestrian access, two roundabouts and expanding Postal Way to three lines, would take place between summer 2024 and spring 2028 as part of the development deal.

County leaders in May approved a 90-day deferment on the plan - meaning it could heat up again come August.

4. Conway Medical Center wants to move in. The alternative could be 3,000 homes

If Conway Medical Center isn’t able to move forward with plans to build a 50-bed hospital in the heart of Carolina Forest, a sprawling residential development of 3,000 homes could take its place, county and company officials say.

Before construction can begin on the roughly $160 million facility, the county council needs to approve rezoning 353 acres along International Drive allowing the hospital to secure state and federal permits. A third and final reading has yet to be scheduled.

Conway Medical Center in November 2020 cleared a major hurdle after state regulators approved a conceptual plan for the Carolina Forest site.

But opposition has mounted from conservation groups and the state’s wildlife agency, who say the proposed hospital interferes with prescribed burning within the Lewis Ocean Bay Heritage Preserve.

The 10,000-acre preserve, located west of Myrtle Beach and accessible via International Drive, is home to globally and federally endangered plant and animal species. That includes the Venus flytrap, which is found in just 18 counties across the Carolinas.

The hospital, when it’s complete, also would have a much lower traffic impact than housing, county officials said.

As part of a 2021 development agreement inked between Conway Medical Center and the county, a large portion of unused land will be sent back to Horry County for preservation.

According to traffic analyses, Conway Medical Center’s hospital would add 4,260 more average daily trips to International Drive, compared to the trips that clustered housing would carry: 10,174 to 16,160.

5. The Grand Strand Humane Society lost its bid for a multi-million dollar Carolina Forest complex

One of the most heavily attended County Council meetings in recent history took place last month, where dozens of blue T-shirt clad Grand Strand Humane Society supporters hoped leaders would OK a rezone for three acres on River Oaks Drive.

Instead, the Humane Society pulled its application at the last minute on DiSabato’s suggestion after officials learned the council was poised to vote down their request.

Opponents said the proposed location threatened to drag down residential property values and disrupt the quality of life in two neighborhoods with homes priced into the mid six figures.

The Grand Strand Humane Society opened in 1972 and expanded in 2001 along Mr. Joe White Avenue. Currently, the Humane Society has space for 73 dogs and 113 cats.

During a recent visit by The Sun News, more than 90 dogs were on site.

That’s because officials last year inked a two-year lease with Tanger Outlets to house its cats for adoption. More than 300 are there now.

DiSabato met informally with opponents of the rezoning following the council meeting, saying he plans to work with both sides to forge a compromise. Myrtle Beach Life Find things to do in the Myrtle Beach area. “I cannot talk publicly about other places where this may go, but there are other viable alternatives that are close by, and my plan is to work to find them a viable location that’s not going to cost them,” he said after the June 20 meeting. “I am not opposed to the Humane Society.”