Towne Square Overview
- Henrich Properties’ Towne Square project represents a 40 +/-acre retail square situated in the heart of Mt. Pleasant, directly adjacent to U.S. 17 between Mathis Ferry Road and Isle of Palms Connector. A total of three retailers will call the retail square home, including a wholesale membership club, home improvement and sporting goods stores.
- The project is being led by Mt. Pleasant resident Ben Henrich of Henrich Properties. Ben is a long-time resident of Mt. Pleasant and is excited to bring the project to the epicenter of his home.
- To help maintain the small-town feel of Mt. Pleasant and the surrounding area, Ben has worked closely with community members to shape the project. Aesthetically, the new retail square will be designed to fit contextually with Mt. Pleasant’s small-town feel.
- After listening to the community’s questions, Henrich Properties modified its project vision in response to residents’ concerns. Some examples of project features Ben has spearheaded from his community wide conversations include:
- Expanded the ample buffering well beyond minimum requirements for the retail center by agreeing to plant additional trees and landscaping, as well as preserving the existing vegetation.
- Fixtures used for site lighting have been specifically selected to be Night-Friendly of Cut-Off light fixtures. These fixtures use special optical lenses that direct the light downward and do not allow light to spill over into surrounding neighborhoods.
- Deliveries to Towne Square will be done 24/7; however, a no idling policy will be part of covenants and restrictions.
- Loading and unloading will be done only during store hours of operation unless noise from unloading equipment can be mitigated (i.e. walls or soundproofing.) Also, the Town of Mount Pleasant has a noise ordinance in place.
- Reduced the retail project development by 30,000 feet (this is an 8% reduction from what was previously planned)
- Drastically reduced underground retention
- Shifted the placement of retail space away from surrounding area by 30 additional feet, exceeding minimum requirements, an average of 40′ buffer is proposed for Wando East, Wando Lakes, Snee Farm and Montclair subdivisions.
- Currently, Henrich Properties is conducting additional analysis and review to further study project impacts and address community concerns. The next step for Henrich Properties is to continue its conversations with area leaders and surrounding neighbors within Mount Pleasant to ensure that the best possible project can be developed.
- Approximately 688 new full- and part-time jobs will be created as a result of the retail square.
- Once completed, Mt. Pleasant will receive an estimated $360k annually in taxes, business license and hospitality fees.
- The new retail square will help foster healthy competition between area retailers which helps translate into competitive pricing and savings for the consumer. It will also provide increased convenience and consumer choice for area residents, specifically bringing retailers that do not currently exist in the Mount Pleasant market.
Traffic Breakdown and Environment
- Retail traffic will have minimal affect on morning commuters because retail hours vary from traditional working hours.
- Henrich Properties is continuing intense studies on the overall traffic in the area to determine the overall impact.
- Based on input from Mount Pleasant Town Traffic Engineering Staff approximately one third of the traffic associated with this site will be destined to/from the north, thus reducing the number of trip through currently congested areas south of the site.
- SRS Engineering Traffic Study was peer reviewed by an independent traffic consultant as well as Mount Pleasant Town Staff, with all three are in agreement. In general, as currently proposed and as depicted in all traffic engineers’ studies to date, the project is able to mitigate its transportation impact on the adjacent roadway system.
- In response to community concerns, additional buffering has been added to minimize the light and noise pollution. Outdoor lighting has been design to reduce light pollution for surrounding residents.
- Additional landscaping and cultural context will be added to minimize the impact of the overall development.
Towne Square FAQ
1. What is the proposed development project for the Gregg Tract property?
The proposed project includes 40+/- acres that will be home to three major retailers. The project has been named Towne Square.
2. What retailers have confirmed interest in the Towne Square development? How many retailers could the location accommodate?
Currently, the retailers will include a membership wholesale club, home improvement store and a sporting goods store. The retail center will be able to accommodate three anchor stores, with small shop space and restaurants along the frontage of Highway 17.
3. Where is the proposed Towne Square property located?
The property is located in the heart of Mt. Pleasant directly adjacent to US Highway 17, between Mathis Ferry Road and Isle of Palms Connector. The property makes up a part of the area historically referred to as Four Mile or Smithville Community. The proposed project is situated directly across from Mt. Pleasant Towne Centre.
4. Who are the parties or groups involved in the Towne Square development?
Henrich Properties is developing the proposed Towne Square development.
5. What are the next steps for getting the project approved? What does the process look like?
Henrich Properties is continuing to work with area leaders, surrounding neighbors and the Town of Mount Pleasant to ensure that all concerns are heard. This will help the developer present the best possible retail development to the town once it’s ready to begin the review process.
6. What has the developer changed about the project since hearing the concerns from the community?
Henrich Properties is continuing to listen to the concerns and feedback from the community. To date, they have addressed several questions from area residents and Town Council. Because of this two-way communication effort, the developer has modified the project in the following ways:
- Henrich Properties expanded the buffering of the retail center by agreeing to plant additional trees and landscaping, as well as preserve existing buffers. This includes the addition of 100+ canopy trees, understory, shrubs and evergreens, well exceeding minimum requirements of planting quantities and sizes.
- The required buffering for the retail area is 15’. Henrich Properties is providing much more than the minimum buffering required by offering an average of 40.’ That is a minimum of 25’ more feet of buffering than what is required.
- The three anchor retailers will feature Night-Friendly or Cut-Off lighting fixtures which utilize special optical lenses that direct the light downward and do not allow light to spill over into surrounding neighborhoods.
- Deliveries to retailers will be limited to regular business hours only.
- Henrich Properties reduced the retail project development by 30,000 feet (this is a 8% reduction from what was previously planned)
- Henrich Properties has drastically reduced underground retention.
- It also shifted the placement of retail space away from the surrounding area by 21 additional feet, for a site average of 40 feet distance, more at most other points.
7. How will area residents of Mt. Pleasant be impacted by the proposed Towne Square development?
If approved, the project would provide the following to area residents:
- Foster healthy competition between area retailers which translates into competitive pricing and savings to the consumer
- Increased convenience and consumer choice
- Potential future savings for homeowners by creating $360k in recurring taxes and fees that the city benefits from
- Improved drainage systems for Snee Farm area residents and public infrastructure
8. How will the proposed project positively impact drainage issues currently facing neighboring communities?
If approved, the Towne Square development would require significant modifications to the storm water system in the Snee Farm drainage basin. Henrich Properties has already committed to making these updates which will help solve long-standing drainage issues for area residents and public infrastructure. The cost of these drainage updates exceeds $1 million and without them, Snee Farm residents continue to be at risk for severe flooding. If permitted to move forward with Towne Square, Henrich Properties has offered to pay for the cost of this update at no expense to the Snee Farm community.
9. How many jobs will the Towne Square development bring to Mt. Pleasant? What are the financial benefits for the city of Mt. Pleasant?
It is estimated that approximately 688 new full and part-time jobs will be created as a result of the Towne Square development. From the project, Mt. Pleasant will receive an estimated $360k in taxes, business license and hospitality fees annually.
10. What sort of measures will Henrich Properties take to limit an impact on surrounding neighbors?
To ensure a tranquil neighborhood setting that Mt. Pleasant is known for, the three retailers will feature Night-Friendly or Cut-Off lighting fixtures which utilize special optical lenses that direct the light downward and do not allow light to spill over into surrounding neighborhoods. Plus, all deliveries to the retailers will be limited to business hours during the day. The retail square will also be surrounded by a variety of trees to provide buffering to area neighbors. Additionally, upgraded wood fence barrier between all adjacent properties to masonry wall, significantly improving sound buffering to surrounding neighborhoods.
11. How will traffic in Mt. Pleasant be affected by the proposed Towne Square development?
Henrich Properties is continuing intense studies on the overall traffic in the area to determine the overall impact.
Retail traffic will have minimal affect on morning commuters because retail hours vary from traditional working hours.
Henrich Properties Traffic Study, completed by SRS Engineering, was peer reviewed by an independent traffic consultant, as well as Mount Pleasant Town Staff, with all three entities in agreement. In general, as currently proposed and as depicted in all traffic engineers’ studies to date, the project is able to mitigate its transportation impact on the adjacent roadway system.
12. If approved, what will be done to accommodate surrounding neighborhoods who may be impacted negatively by the Towne Square development?
Henrich Properties is making every allowable accommodation in order to alleviate negative impacts on surrounding neighborhoods including,
- Snee Farm drainage improvements
- Exceeding minimum requirements when it comes to landscape buffers and building setbacks
- Utilizing the highest standards of architecture design and construction quality in terms of engineering, technology and environmental protection in order to minimize sound, light and pollution to surrounding neighborhoods.
13. What will happen to the homes and organizations currently located on the property for the proposed development? Is anything being done to support the historical value of the property?
Henrich Properties continues to work with current residents and land owners to ensure that its project will not affect any historic properties. Currently, there are three homes on the proposed project site.
Following an extensive Cultural Resources Survey of the Gregg Tract by Brockington and Associates, it was determined that the area is not eligible for historical preservation. They would be removed during the construction phase of the project. Henrich Properties has partnered with the Greater Olive Branch AME Church to expand its worship facilities to the surrounding grounds and its graveyard will remain untouched on the outskirts of the proposed project.
Also, Henrich Properties is looking into the possibility of offering exclusive outdoor retail space to area sweetgrass basket makers to help support and continue to the rich Gullah heritage throughout Mt. Pleasant.
14. If the proposed project is not approved, what will become of the land?
If the proposed project is not approved, Henrich Properties will work with the Town of Mt. Pleasant to determine modifications that may need to be made in its planning.