Tanger outlet mall reconstruction moves forward

Plans to knock down and rebuild Tanger Outlet Center 1 on U.S. 278 in greater Bluffton took an important step forward Monday night.

The Beaufort County Planning Commission voted to recommend to the Beaufort County Council that the 25-acre aging outlet center be rezoned to a designation that allows it to rebuild without the stricter requirements it would have faced under its current commercial zoning.

The zoning change to planned unit development now needs to be approved by the County Council. Then a development plan for the site would need similar approval.

The switch in zoning allows Tanger to go forward with plans that don't quite meet county requirements for the size and number of trees and the size of the property's buffer, which is the area between the planned extension of Bluffton Parkway and the mall.

Tanger's plans call for knocking down the 191,000-square-foot center in phases and building a 222,000-square-foot center.

The new center would be built to strict "green" building standards as put forward by the U.S. Green Building Council.

The Planning Commission voted to recommend Tanger's request despite the fact county planning staff recommended against it.

However, Monday's vote requires Tanger to continue to work with county planning staff to iron out whatever outstanding issues the County Council finds.

In a memo to the Planning Commission, county planning director Tony Criscitiello objected to the change from commercial regional zoning to planned unit development zoning.

He said the planned unit zoning should "only be used for innovative site planning that clearly improves the design, character and quality of ... development."

The proposed Tanger plan, which features four main retail buildings surrounding a central parking lot, doesn't meet those planned unit standards, according to Criscitiello's memo.

Planning Commissioner Brian Flewelling agreed with Criscitiello's view, saying the new plan looks a lot like the current outlet center, which "already looks old and outdated."

Commissioner Mary LeGree said it seemed like Tanger was trying to "make the best of a challenging" situation and the county was getting the best Tanger could offer.

Walter Nester, the attorney representing Tanger, said his client has been working with the county since 2005 to redevelop a center that is "in pretty difficult straits right now."

Tanger publicly announced plans last November to rebuild the center.

An initial set of plans was so poorly received by county planning staff that Tanger withdrew them in January.

The plans were resubmitted in May.