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WHY SHOULD RESIDENTS BE CONCERNED?
Track Record of Founders Group
Founders Group International, a Chinese Company, purchased 22 area golf courses in 2014-2015, and then a short time later, turned around and sold the Litchfield Racquet Club (part of Litchfield CC) to a developer to build 105 high density condominium units. Shortly thereafter, Founders Group sold Indian Wells Golf Club in Murrells Inlet for residential development. These events caused residents to become seriously concerned about the future of Waccamaw Neck golf courses.
During the fight to block development on the Litchfield Racquet Club land, the public learned that Litchfield CC and Founders Club golf courses were not protected against residential development.
Track Record of County
From 2007 until 2024, the two golf courses were designated by the Comprehensive Plan as "Private Recreational," which allowed no residential development. Georgetown County, however, failed to follow state law requirements to bring pre-existing R-10 zoning on the golf courses into accordance with the non-residential Comprehensive Plan designation. R-10 zoning allows medium density residential development.
Residents repeatedly requested the County to "fix" this very serious problem. The 2024 Comprehensive Land Use Plan update was the ideal opportunity to do so. The County could have protected the golf courses by keeping the longstanding "Private Recreational" designation and updating zoning to be consistent with non-residential use.
Instead, the County passed a new Comprehensive Land Use Plan that changed the two golf courses from "Private Recreational," which allowed no residential development, to "CONAG" which allows low density residential development. Now zoning is being updated to comply with this new residential category.
This move by "Team Georgetown," left residents in the position of having no protection against residential development of these two golf courses, and no legal or political recourse. This is precisely where we are today.
TAKE IT OR LEAVE IT
Predicament for Residents
It is beyond question that the best protection against residential development of our golf courses is a Comprehensive Plan designation and zoning that does not allow any residential development. The County has the power to provide this. The County has not, however, demonstrated a willingness to consider a non-residential zoning district for these two golf courses and there is no way for citizens to force it to do so.
It appears that the most protection our County is willing to offer is the proposed "Neighborhood Amenity" zoning district which is the only option on the table. The implied message to residents is that if we do not support this proposed zoning district, we will be stuck with the existing R-10 zoning. Period.
We believe the County's "take it or leave it" attitude is not an idle threat, and should be taken seriously. The reality is that the County is not willing to fully protect the golf courses with a non-residential zoning district. This is the backdrop against which residents must make their decisions about whether or not to support the proposed "Neighborhood Amenity" zoning district.
Neighborhood Amenity vs. R-10
The proposed Neighborhood Amenity zoning permits very low density single family residential development that can be clustered on one-acre lots, some commercial uses, recreational uses, and open space requirements. There are some vague terms and conditions that are not well defined. On the other hand, the existing R-10 zoning allows standard medium density residential development, approximately 4 single family homes per acre, and no commercial uses.
Both of these zoning districts allow residential development. Comparing the two options, Neighborhood Amenity is lower density than R-10, requires more open space, and imposes more "hurdles" for residential development. There would likely be fewer total homes permitted with Neighborhood Amenity zoning. The trade off is that Neighborhood Amenity permits a variety of commercial uses, whereas R-10 does not.
The details of the proposed Neighborhood Amenity zoning and the existing R-10 zoning can be found by clicking the links at the end of this email.
The County has put residents in the unfortunate position of choosing "the lesser of two evils," rather than having the benefit of a non-residential zoning district that offers true protection. This is deeply troubling on many levels.
PLANNING COMMISSION PUBLIC HEARING
We recognize that the County's silence in the face of important questions speaks volumes about where this issue stands politically. We hope the Planning Commission will rise above the politics and do the job it was created to do under South Carolina law.
In that regard, we will respectfully request the Planning Commission to consider the following factors in its decision about rezoning these two golf courses:
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The golf courses were purchased by Founders as golf courses and have always been used exclusively as golf courses. Both the County and Founders have represented that there are no plans for residential development. Accordingly, neither Founders nor anyone else has any vested rights in residential development of the golf courses.
- A "Private Recreational" non-residential zoning district that matches a "Private Recreational" Comprehensive Plan designation for these two golf courses is permissible and is NOT a regulatory "taking."
- From 2007 until 2024, the golf courses were designated by the Comprehensive Plan as "Private Recreational," which allowed no residential development. Under state law, zoning should have been updated to be in accordance with the non-residential designation beginning in 2007.
- It is the responsibility of the County to represent the best interest of the citizens. It is not the County's responsibility to protect the financial interests of the golf course owner.
We will request the Planning Commission to protect the golf courses by recommending a "Private Recreational" Comprehensive Plan designation and zoning district that allow no residential development.
ACTION ITEMS
(1) In light of the County's lack of response to our questions, we strongly encourage individual residents to thoroughly review and evaluate the proposed Neighborhood Amenity zoning district and the existing R-10 zoning district. There are links to both at the end of this message. Please feel free to email us with any questions.
(2) Please send an email to the Planning Commission at kwaugh@gtcounty.org respectfully stating your position on the rezoning.
(3) Please attend the Planning Commission Public Hearing on:
Thursday, April 17 at 5:30 pm
Council Chambers
129 Screven Street
Georgetown
Your input and attendance are important.
We appreciate your continued support of our work to protect and preserve our community. Together, we are making a difference
Thank you,
Your friends at
KEEP IT GREEN
CLICK HERE to view Golf Course Time Line.
CLICK HERE to view proposed Neighborhood Amenity Zoning.
CLICK HERE to view existing R-10 Zoning.
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