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Tanger 1 reconstruction plans survive initial vote

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Plans for rebuilding the Tanger Outlet Center 1 in greater Bluffton continued to move forward this week.

A zoning change to allow the reconstruction received initial approval Monday in a first reading by the Beaufort County Council. It will return for a second reading Aug. 11. Three reading are required for approval.

Engineers and designers for the outlet center met with county planning officials later in the week to discuss the proposed site plan, said Walter Nester, attorney for Tanger.

"We feel good about the meetings," Nester said.

County officials have said the proposed site plan, in which four retail buildings surround a large parking lot, aren't creative enough. They want to see alternative designs before the zoning change can be approved.

County Council members have suggested that the Town of Hilton Head Island and Bluffton have serious concerns about the project, but those towns have outlined both positives and negatives about the renovation.

The towns were asked to comment on the project through the Southern Beaufort County Regional Plan.

Hilton Head and Bluffton planners agree with county planners that the site plan isn't innovative enough to warrant "planned unit development" zoning, which the outlets are seeking.

That zoning is supposed to be reserved for innovative and creative new designs.

Tanger officials want that zoning because it would be easier to keep some of the existing features of the center that don't meet current county requirements, such as the number of trees and sign requirements.

Officials with all three governments have said the redevelopment could occur under the center's current commercial zoning. That would require a lengthier government process the outlets hope to avoid.

In a memo to the county, Wendy Powers, Bluffton's assistant town manager for planning, said the site plan should be "re-oriented so that the environment caters to people rather than cars."

Hilton Head's main concern is that the plans call for expanding the center to 222,000 square feet, up from 191,000 square feet, adding more density to an already crowded corridor, said Shawn Colin, a senior planner with the town.

But there are positives, they say.

Revamping the center, built in 1988, will mean the buildings will be constructed to a higher standard with better fire safety, Colin said.

Hilton Head also praised the center's plan to follow strict environmental building standards as put forth by the U.S. Green Building Council.

Powers' memo said the proposed designs seem "to improve upon the existing outlet center." She praised plans to connect Tanger 1 to adjacent properties, as well as offering walkways and a passenger drop-off area.

Tanger announced plans last November to rebuild the center. The work would occur in phases so shops could stay open during the construction.

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