Redevelopment plans for Mount Pleasant Towne Centre denied amid public pushback

Published in House and Home on Wednesday, August 13th 2025 at 13:47 GMT by Post and Courier
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Mount Pleasant denied plans from Towne Centre's owners to add homes, hotels and parking to the major shopping hub amid uncertainty and public pushback.

Mount Pleasant Town Council Denies Redevelopment Plans for Towne Centre Shopping Complex

In a significant decision impacting one of the Lowcountry's key commercial hubs, the Mount Pleasant Town Council has unanimously rejected ambitious redevelopment proposals for the Mount Pleasant Towne Centre, a sprawling shopping center that has long served as a retail anchor in the rapidly growing Charleston suburb. The denial, which came during a heated council meeting, underscores ongoing tensions between development pressures and community desires to preserve the town's character amid explosive population growth. The plans, submitted by the property's owners, aimed to transform portions of the 243,000-square-foot complex into a mixed-use destination featuring hundreds of new apartments, but faced fierce opposition from residents concerned about increased density, traffic congestion, and the potential erosion of the area's suburban charm.

The Towne Centre, located at the intersection of U.S. Highway 17 and Market Centre Boulevard, opened in 1999 and has evolved into a vibrant mix of national retailers, restaurants, and entertainment venues, including anchors like Belk, Barnes & Noble, and a Regal Cinemas movie theater. Owned by a subsidiary of SITE Centers Corp. (formerly DDR Corp.), the property spans about 50 acres and has been a economic driver for Mount Pleasant, generating substantial tax revenue and providing local jobs. However, in recent years, the center has grappled with the broader challenges facing traditional shopping malls nationwide, such as the rise of e-commerce and shifting consumer habits. To adapt, the owners proposed a phased redevelopment that would introduce multifamily housing to the site, capitalizing on the region's housing shortage and demand for walkable, urban-style living.

At the heart of the proposal was the addition of up to 350 apartment units, primarily in mid-rise buildings that would replace underutilized parking lots and possibly some existing structures. Proponents argued that this would create a "live-work-play" environment, boosting foot traffic for retailers and injecting new vitality into the center. The plans also included enhancements to public spaces, such as expanded green areas, pedestrian pathways, and potentially new retail or dining options to complement the existing lineup. Developers emphasized the economic benefits, projecting millions in additional revenue for the town through property taxes and increased consumer spending. They pointed to successful mixed-use redevelopments in other parts of the Charleston area, like the transformation of North Charleston's Park Circle or downtown Charleston's urban infill projects, as models for what Towne Centre could become.

Despite these arguments, the proposal encountered strong pushback from the community. During public hearings leading up to the council's vote, dozens of residents voiced concerns about the strain on local infrastructure. Traffic along Highway 17, already a notorious bottleneck during peak hours, was a primary worry, with fears that hundreds of new residents would exacerbate gridlock and safety issues. Others highlighted environmental impacts, including increased stormwater runoff and the loss of open space in a town that prides itself on its natural beauty and proximity to beaches and marshes. Critics also raised alarms about overdevelopment, arguing that Mount Pleasant—whose population has surged from about 47,000 in 2000 to over 90,000 today—risks losing its small-town feel if high-density projects like this are approved unchecked. "We're not anti-growth, but this feels like cramming too much into an already crowded space," one resident commented during the meeting, echoing sentiments shared on social media and in local forums.

Town Council members, while acknowledging the need for housing and economic diversification, ultimately sided with the opponents. The unanimous denial cited inconsistencies with the town's comprehensive plan, which emphasizes controlled growth and preservation of commercial zones. Councilor Gary Santos, for instance, noted that the proposal deviated from zoning guidelines that prioritize retail over residential uses in that district. Mayor Will Haynie reinforced this by stressing the importance of community input, stating that the town must balance progress with quality of life. "Mount Pleasant is growing, but we have to grow smartly," Haynie said in post-meeting remarks. The decision aligns with recent council actions, such as moratoriums on new apartment complexes in certain areas to allow time for infrastructure upgrades.

This rejection is not the first hurdle for Towne Centre's owners. Previous attempts to rezone or expand the property have met resistance, reflecting a broader pattern in Mount Pleasant where development proposals often spark debates. For example, nearby projects like the Oakland Market redevelopment have faced similar scrutiny over traffic and density. Experts in urban planning suggest that the denial could prompt the owners to revise their plans, perhaps scaling back the residential component or focusing solely on retail upgrades. Alternatively, they might appeal the decision or explore selling the property to a developer with a different vision.

The implications extend beyond Towne Centre itself. Mount Pleasant, part of the booming Charleston metro area, is grappling with affordability issues as home prices soar and young professionals seek alternatives to single-family homes. The housing crunch has led to calls for more multifamily options, yet community resistance often stalls such initiatives. Economically, the center remains vital; it contributes significantly to the town's $100 million-plus annual budget through sales taxes. A stagnant Towne Centre could lead to vacancies if retailers like those affected by recent bankruptcies (think Bed Bath & Beyond or other chains) pull out, further pressuring owners to innovate.

Looking ahead, town officials have indicated openness to future proposals that better align with community priorities. Discussions are underway for a town-wide master plan update, which could incorporate guidelines for mixed-use developments. Residents, meanwhile, are organizing through groups like the Mount Pleasant Citizens Alliance to advocate for sustainable growth. For now, the denial preserves the status quo at Towne Centre, but it highlights the delicate dance between progress and preservation in one of South Carolina's fastest-growing communities. As Mount Pleasant continues to attract newcomers drawn by its coastal lifestyle and proximity to Charleston, decisions like this will shape the town's future landscape, determining whether it evolves into a denser urban suburb or retains its more relaxed, retail-focused identity. The saga of Towne Centre's redevelopment serves as a microcosm of these larger forces at play, with stakeholders on all sides watching closely for the next chapter.

Read the Full Post and Courier Article at:
[ https://www.postandcourier.com/business/real_estate/mount-pleasant-towne-centre-redevelopment-plans-denied/article_ff0f0ad3-37c0-4502-9edc-9ea1111924bf.html ]

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