A revised plan for a 2,000-home mixed-use development in the Burgess community of Horry County is currently being presented to local residents, with developers seeking support for an anticipated rezoning request. This proposal, known as The Preserve at HarborTrace, is half the size of an earlier plan for nearly 4,000 homes that was withdrawn in 2022 due to community opposition. Developers met with community leaders on August 25 and are scheduled to present to the Greater Burgess Community Association (GBCA) and local HOA/POA leaders on August 27 at 6 p.m. at the South Strand Recreation Center.
The proposed development is situated off S.C. Highway 707, bordered by the Waccamaw River to the west, Blackmoor Golf Club to the south, and St. James High School to the north. The initial plan faced concerns regarding traffic, stormwater infrastructure, and roads. The new master plan aims to address these issues, with developers emphasizing their readiness to proceed with some form of development on the property.
The revised proposal represents a 49 percent reduction in the total number of homes, from 3,872 to 2,000, comprising 1,529 single-family homes and 471 townhomes. This results in a residential density of 2.7 units per acre, which is 0.3 acres lower than the standard set by Horry County’s comprehensive plan. Developers state this density would be comparable to existing surrounding neighborhoods like Blackmoor, TPC (The Players Club), and Burgess.
The plan also includes 42 acres for commercial property along the Highway 707 corridor, with 350,000 square feet allocated for businesses, a reduction from the original 552,000 square feet. Additionally, 36 acres are offered for a new YMCA, a county park, and an electric substation. A separate parcel on Bay Road would be provided for a new fire station.
To mitigate concerns about increased traffic, potential flooding, and strain on schools and infrastructure, developers have proposed an improvement district. This district would levy a tax on residential and commercial property owners within the development, with funds earmarked for infrastructure projects, road improvements, transportation, and stormwater systems. Regarding schools, developers suggest the high-end homes will primarily attract retirees without school-age children. They also noted that Horry County Schools plans to build a $66 million elementary school, expected to be completed before the 20-phase development.
The Preserve at HarborTrace plans to set aside 686 of the 1,426 acres in its natural state, largely consisting of unbuildable wetlands, to address flooding and environmental impacts. This preservation accounts for nearly half of the total tract. Earlier discussions had explored the possibility of this land being incorporated into the adjoining Waccamaw National Wildlife Refuge, which encompasses over 37,000 acres of protected coastal rivers and swamps.
Developers have not yet submitted a formal rezoning request but have consulted with county staff. A public hearing will be scheduled once a formal request is made. Community association representatives have indicated an open mind regarding the rezoning request and its potential impact on the Burgess community, while also stressing the need for careful consideration of future growth.
