Nondenominational Church in Mount Pleasant, SC

MOUNT PLEASANT, S.C. (WCSC) - The town of Mount Pleasant is looking to extend limiting building permits for another five years in an effort to slow growth down and build infrastructure up.

A proposal to extend the building permit allocation system was presented at a planning commission meeting Wednesday night with one more final vote left from the town council.

As people continue to move to the Lowcountry, the town of Mount Pleasant put this building permit allocation into effect back in 2019 and is now looking to extend it until 2029.

“The council is very serious about maintaining our level of service,” Mount Pleasant’s Director of Planning, Land Use and Neighborhoods Michelle Reed says.

“Keeping the growth slowed down, the way they have the last five years, and slowing that growth rate down, has really allowed them to continue the levels of service that we provide to our citizens,” she adds.

The goal is to finish major capital improvement projects before allowing more growth to happen in the town.

“I think the idea is really to allow the town to continue with their infrastructure improvements and to catch up with all the growth that occurred over the years,” Reed says.

The system is broken down into three categories single-family units, accessory dwelling units and multifamily units with a certain number of permits to be issued on a semi-annual basis.

Reed says they never maxed out single-family permits with 480 available and a large amount carrying over into the next year, not really affecting single-family builds.

But if you want to add another dwelling unit to your property, only 20 permits are available each year with a large waitlist putting people on a list for July of 2024.

Five hundred multifamily units were available on a first come first serve basis when the system was put into place, with the permits going quickly to builds at Patriots Point and South Bay.

“Those are the two really that were most affected; your average person that’s coming here and is going to build a single-family home, really didn’t affect them,” Reed says.

But looking at the status of real estate in Mount Pleasant, Charleston Trident Association of Realtors Government Affairs Director Josh Dix says they find the most problems with the dwelling unit permits.

“You have this permit allocation taking place on single-family residential, but it extends beyond just single family,” Dix says. “It’s if you want to add a grandmother, in-law suite, or some duplex on a single-family lot, all of that is contained by this extension.”

Dix adds people are going to be priced out of the area with regulations like the building permit allocation system.

“You have folks in Mount Pleasant, this is an aging demographic, and we want them to be able to age in place,” he says.

“I think permit allocations and caps like what we’re seeing in Mount Pleasant is not the answer to keeping communities and residents in place, where they currently live and exist in their neighborhoods,” Dix adds.

Pricing is also affected, with single-family homes in Mount Pleasant that used to cost $500,000 are now in the millions, Dix says.

“The everyday, middle American that lives here in Charleston, they are being priced out of Mount Pleasant because of these onerous regulations,” he says.

Mount Pleasant Town Council will vote on the final approval for the permit building allocation system in January.

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Five years after launching an innovative plan to limit the environmental effect of commercial development, Mount Pleasant is expanding to techniques that homeowners can follow to be energy-efficient and nature-friendly.

The town is in the early stages of a voluntary residential environmental program that was discussed at a recent meeting at the Mount Pleasant Green Space, Environment, Ecology and Natural Resources (GREEN) Commission.

Mount Pleasant Town Council created the GREEN Commission in March 2023 to give its advice on conservation, natural resources, flood resilience and green space programs.

Mount Pleasant Mayor Will Haynie, in an email to the Charleston City Paper, said town leaders “have a duty to protect the sensitive ecosystems that exist in and around our town. We are proud of this new program and its continued success in enhancing environmental elements within residential properties and commercial projects.

“It’s one of our initiatives that … will continue to set the standards for more resilient and environmentally friendly land development practices,” the mayor said. “This is only the start.”GREEN Commission chairman David Quick said the environmental plans for business and homeowners are “an acknowledgement that we can do better in repairing suburbia.

“We are not going to change Mount Pleasant’s landscape overnight,” he said. It has taken 30 years to turn Mount Pleasant into a community of freshly cut lawns that have damaged the ecology.

“One of the major challenges to this will be homeowner associations,” predicted Quick, who was recently appointed chairman of the nine-member advisory group. “They control the individual subdivisions, and they tend to gravitate toward the super-manicured homogeneous neighborhoods.”

Kevin Mitchell, deputy director of the town’s engineering and environmental division, said the plan is aimed at helping residents use water more efficiently to reduce the demand on the water supply. If homeowners can follow the plan “without [it] costing them money, that will improve and enhance the environment,” he said.

Mount Pleasant has nearly 27,000 single-family homes and a population of about 100,000 residents. “If we were to make a small percentage of an impact to that number it would be a very big result for the environment,” Mitchell said.

Quick said the staff that manages the plan “has done a really good job” of talking about pervious surfaces that allow water to pass through to the soil and native plants that attract native pollinators and wildlife.

Mitchell said he and his staff are seeking the commission’s advice on how to write the residential program and what incentives can entice homeowners to follow it.

Incentives could include special promotional items such as rain barrels, free trees and plants and the benefit from becoming environmentally smarter to live more efficiently and cheaper, he said.

How to encourage people to follow the plan, he said, “is the question of how big of an incentive we are going to put in front of them.”

At the GREEN Commission’s April 16 meeting at town hall, “we’ll discuss the strategy and format of the program,” he said. Community meetings will follow to receive residents’ comments, he added.

Mitchell describes the plan for homeowners and commercial developers as a low-impact strategy that mimics nature to control the flow of water.

Unlike Charleston’s large infrastructure water-control projects that include a wall around the rim of the city’s peninsula, Mount Pleasant’s plans for businesses and homeowners are site-specific.

For example, Mount Pleasant’s plans for residential and commercial sites include rain gardens to capture rainwater.

Until recently, Charleston touted a mini-grant program to encourage homeowners to install rain gardens on their property. Residents could receive $200 to buy plants that filter and absorb water to keep it out of the storm drain system.

The Charleston rain garden program, however, was recently cut because it lacked oversight, the city’s communications director Deja Knight McMillan told the City Paper. “Essentially what we were doing was … giving [a homeowner] $200 and there was no follow-up,” she said.

“The plan was very well-intentioned,” she added. “We don’t want to discourage people from planting rain gardens. However, as a steward of taxpayers’ money, we have to be very conscious of how we are doing these grant programs.”

Charleston will re-evaluate how to use the money for the rain garden program for another program that benefits the public, McKnight said.

In 2019, Mount Pleasant unveiled environmental guidelines for commercial land developers, but the pandemic stalled it. A year ago, it was revived to conserve water, diversify the ecology, promote energy efficiency while creating a more livable community.

So far, 20 businesses have signed up for the program that awards points for the number of nature-saving steps a developer uses in a building plan. Michell said the modest start will hopefully grow to 100 business in five years.

In exchange, the town gets more environmentally friendly commercial sites, and a builder can use earned points to receive more liberal building rules, Mitchell explained.

Mitchell said developers also can earn points for installing charging stations for electric vehicles.

About half of the commercial projects are under construction, he said. They include banks, offices and renovation projects of existing companies and the town’s new baseball field at Thomas C. Cario Middle School.

The environmental plan for commercial land developers does not include the builders of single-family homes, Mitchell said. “We are not forecasting a higher pace of growth of subdivisions,” he said. “What we are creating we will hopefully be able to manage with existing staff.”

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Three area hospitals have been sold in a $2.4 billion deal to North Carolina-based Novant Health by the previous owner, Tenet Healthcare of Dallas, Texas.

The sale of East Cooper Medical Center in Mount Pleasant, Hilton Head Hospital in Hilton Head and Coastal Carolina Hospital in Hardeeville includes the associated physician clinics and other operations, according to a news release from Novant Health.

“We are beyond thrilled to welcome our new team members and grow our presence in South Carolina,” said Carl S. Armato, president and CEO, Novant Health, which is headquartered in Winston-Salem. “Novant Health’s long-term vision is to transform the health and wellness of these communities through expanded specialty services and clinical expertise. We are energized and united behind our cause to create a healthier future together by building connections with patients and clinicians in coastal South Carolina.”

The East Cooper Medical Center includes 15 physician clinics. Hilton Head Hospital includes the Bluffton Okatie Outpatient Center and 12 physician clinics. Coastal Carolina Hospital in Jasper County includes the Tidewatch Free-Standing Emergency Department in Bluffton, according to the news release.

Novant Health said continuity of care is a priority and appointments and procedures will continue as scheduled during the transition period. “We are working closely with our new Novant Health team members to ensure a seamless transition for patients and team members,” Joel Taylor, market CEO of Hilton Head Regional Healthcare, said in the release. “We are eager to move forward together in support of our teams and know decisions will be made with our community’s needs at the forefront.”

“There’s a lot to be excited about when planning for our future,” Tyler Sherrill, CEO of East Cooper Medical Center, said in the release. “Novant Health is known for elevating clinician leadership to provide patients with a trusted health care experience through world-class technology, personal connections and convenient access to care.”

Tenet Health also owns a cluster of imaging centers and urgent care clinics in York, Rock Hill and Fort Mill, but those South Carolina properties were not part of the deal for the coastal hospitals.

“We understand that taking care of our patients starts with taking care of our people, so I’m delighted to join a leadership team that strives to not only be a healthc are provider of choice but also an employer of choice,” Ryan Lee, CEO of Coastal Carolina Hospital, said in the release. “I look forward to expanding the resources available to our team.”

Novant Health supports health and wellness programs in the community, including health education/screenings, community health workers and mobile cruisers. Each year, Novant Health provides hundreds of programs that serve patients, neighbors and some of their communities’ most vulnerable citizens, the company said in the release.

The Novant Health network consists of more than 1,900 physicians and more than 38,000 team members who provide care at more than 800 locations, the release said.

When you’re looking for a great place to live along the South Carolina coast, there are many wonderful places to choose from, from Charleston, Myrtle Beach, and Summerville to Hilton Head. But one place says what it’s like to live there right in the name—Mount Pleasant. Just travel over one bridge from historic Charleston to arrive in Mount Pleasant, and you’ll be living near the beach in an area that has exploded in popularity.

Owen Tyler, managing broker and broker in charge at The Cassina Group, explains that people gravitate to Mount Pleasant for quality of life. “Mount Pleasant has good schools, lots of shopping, green space, and restaurants; those things top the list of today’s buyers,” said Tyler. “Close proximity to the area’s beaches and historic downtown is also an advantage.”

There are approximately 97,000 residents living in Mount Pleasant, and Cheryll Woods-Flowers is proudly one of them. She has lived in Mount Pleasant her entire life. “I feel very blessed,” said Woods-Flowers, MSA Certified Agent Advantage Specialist, Cartus Broker Network. “If I didn’t live here, I would likely sacrifice to be here, likely buying less square footage to do so.”

The price is right … and high

However, it’s no secret that the cost of buying a home in Mount Pleasant can run a bit high. “Mount Pleasant has a variety of housing options, but affordability is an issue we face throughout the Lowcountry,” said Tyler. “Single-family attached properties start in the low $300s, but the average residential property (attached and detached) in Mount Pleasant sells for $954,246 (as of February 29, 2024).”

What is there to do here? Starting with its history, there are historical sites to explore, such as the Boone Hall Plantation & Gardens, which focuses on Gullah history, and the Patriots Point Naval & Maritime Museum, where you can tour the National Historic Landmark ships, including the USS Yorktown. You can learn about the beautiful craft of sweetgrass basket making, one of America’s oldest West African art forms. On that note, don’t miss the annual Sweetgrass Festival held in Mount Pleasant every summer.

The list continues as there is ample shopping, breweries and waterfront activities, such as the bustling Shem Creek, to keep everyone happy. So, if this pleasant town is where you want to hang your hat and call home, the good news is that there is some availability, but how much and when should you buy?

Nice and steady

“The real estate market in Mount Pleasant continues to be busy,” said Tyler. Comparing February 2024 to February 2023, the number of days a home is on the market has decreased, and the number of new listings has increased. This year has also brought an increase in the median sales price in Mount Pleasant.”

Pam Bass, global luxury Realtor with Pam Bass Properties, said, “Mount Pleasant has become more of a luxury market, but you can find more reasonably priced homes in some neighborhoods in North Mount Pleasant. However, the closer you are to the beach and proximity to downtown Charleston, the higher the price.”

She also said that single-family home sales have gone up 27% since this time last year, crediting the slight drop in interest rates to the increase in sales. “Since interest rates have taken a dip from their peak in the fall of last year, homebuyers (especially first-time home buyers) are coming out of the woodwork,” she explained.

It’s a seller’s oyster

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When house hunting in Mount Pleasant, your pickings might be a little slim, so keep a close eye on the listings because they may not last long. “Only 187 Mount Pleasant homes are on the market (as of March 3),” said Woods-Flowers. “Inventory remains extremely low, leading to multiple offers over list prices that are extremely high, so it’s still a firm seller’s market. Until interest rates settle down, most homeowners will not want to give up their lower rates.”

Once a home is listed, it’s selling pretty quickly. “A seller’s market is hot when it is below 60 days, and the average days a home stays on the market in Mount Pleasant is 33,” said Woods-Flowers. “It has been a very long time since we have been in a buyer’s market.”

Don’t let these statistics stop you from finding your perfect home. “In my opinion, it is a good time to buy, but there are also benefits to waiting with the current environment of multiple offers and interest rates that are still somewhat high,” said Woods-Flowers. “That being said, if you need or want to be in Mount Pleasant, it is not likely to get much cheaper, so it is time to consider purchasing. As always, it depends on the individual’s wants and needs.”

Keep an eye on your calendar because Bass said that the real estate market will get busier at the beginning of summer when kids get out of school and families are looking to relocate. “Also, if interest rates dip again, as predicted, a buyer frenzy will occur, and you will be competing against other buyers in multiple-offer situations,” she said. “It is better to buy now and refinance if the interest rates drop.”

Tyler agrees. “With sold prices expected to continue to rise in Mount Pleasant, due to the limited number of properties available for purchase and the high demand of properties, a purchase today could very well cost less than purchasing a similar property in 6 months.”

But beware that you will also be competing against buyers from out of town. “People are moving to Mount Pleasant from Boston, New Jersey and California, and they are paying cash for homes,” said Bass.

If you would prefer to live near Mount Pleasant, Woods-Flowers has some advice.

“Old Mount Pleasant has become completely unaffordable to middle-class families,” said Woods-Flowers. Park West and a number of other neighborhoods (Belle Hall, Long Point, neighborhoods along Rifle Range Road, etc.) are great neighborhoods with lower prices.”

In the meantime, as the market and the weather move toward the Spring, Tyler said to expect to see a nominal increase in the number of Mount Pleasant properties available for sale, with total market times staying low for well-priced properties in good condition.

“The National Association of Realtors is forecasting a 13% increase in existing-home sales this year compared to 2023,” said Bass. “They are predicting mortgage rates to drop again in the second quarter, which will bring buyers back into the market who were on the fence. If this happens, we will see multiple offers and homes going under contract quickly.”

So, the bottom line is when it comes to Mount Pleasant, it’s not only about location, location, location, but it’s also about price, price, price. But it is a lovely place to hang that ‘home sweet home’ sign and well worth the money.

Mount Pleasant seems certain to extend its moratorium on new apartments yet again. This needs to be the last time — and it needs to be lifted as soon as the town's new zoning regulations are in place.

We agree with Mayor Will Haynie, who has supported these moratoriums while also acknowledging that they represent a sort of failure of local government. Specifically, they reflect a failure of earlier town leaders to ensure that new apartments are built in the right place and with the necessary public infrastructure to support them — and to minimize any negative impacts on existing residents.

But the moratorium also reflects a failure of Town Council to consider those who work in the town and who want to live there but cannot afford to. While the vast majority of Mount Pleasant residents moved to the town, they have supported political candidates who have vowed to make it increasingly difficult and costly for others to do the same. The moratorium has limited new construction and housing supply, helping to drive up both home prices and rental rates. This needs to change.

Almost a decade ago, new apartment projects bothered town voters enough to create a political backlash that ushered in a wave of new council members and, in 2017, the first moratorium on apartments. Since then, the town has regularly renewed the ban, and it worked gradually to revise its comprehensive plan and currently is working to update its zoning and land use regulations to match that plan. The work is expected to finish up in less than a year, after which the moratorium should cease.

It's not just about the need to build more housing; trying to extend it any longer could result in a costly lawsuit for the town. "We knew all along that if we got challenged in court, it would be an uphill battle for us to win," Mr. Haynie tells us. "You have to tie it (the moratorium) to some future occurrence. You can’t just put a moratorium on apartments because we don’t like them." In fact, Mount Pleasant's approximately 8-year-long apartment moratorium might have set a South Carolina record.

Town Council should urge its staff to prioritize updating the code; we see no reason it shouldn't be approved by late summer. Even after the moratorium expires, developers still will see new limits on certain types of residential projects under the town’s building permit allocation system, which limits the number of permits available for single-family housing and multifamily housing developments for several more years. But if Town Council gets this code rewrite right, it also should consider lifting or loosening those permit caps.

Congested roads and overcrowded schools and the loss of forestland and open space have driven these anti-growth measures, but the lack of affordable housing — particularly for those who work in Mount Pleasant's schools, fire stations, hospitals and businesses — is emerging as an equal or even greater concern. And these problems are interrelated: The more people there are who have to commute to Mount Pleasant from Goose Creek, Summerville, Moncks Corner and elsewhere, the worse the traffic.

One thing the town has gotten right is its exemption of multifamily projects with an affordable component from the moratorium. But that has not been enough, particularly as Mount Pleasant has not subsidized such projects to nearly the degree that Charleston has.

The growing problem of too little affordable housing is not a problem only in Mount Pleasant; it's a regional problem. But it's a problem every government in our region must do what it can to solve.