MOUNT PLEASANT — Town leaders are considering adopting more protections for Gullah Geechee communities — historic Black neighborhoods situated primarily in unincorporated areas within Mount Pleasant — that mirror those set by Charleston County.
Two recent annexation requests from landowners in the Hamlin Beach Community prompted the discussion at the town's planning committee meeting May 5.
These properties would become part of the town of Mount Pleasant, a move that could sidestep historic protections enforced by Charleston County.
Residents urged the town's planning committee to take up similar protections and close a gap that could put Black communities at risk of overdevelopment and displacement.
"It should not be that loophole, that they annex out of our area just to build these subdivisions," said Myra Richardson, president of the Hamlin Beach Community Association. "We're just asking you to protect our history, our heritage, our legacy."
Resisting development
Mount Pleasant's Gullah Geechee communities, often referred to as settlement communities, have long been resistant to annexation. Concerns about overdevelopment have led property owners to stay in unincorporated Charleston County, even as these communities are surrounded by town property.
Hamlin Beach, nestled behind Rifle Range Road on Hamlin Sound, became the fourth neighborhood designated as a historic district by the county in 2025.
Hamlin Beach seeking historical protections from Mount Pleasant, to fight overdevelopment and close a loophole that developers have used to get around a county-level subdivision moratorium by annexing into the town.
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Coakley Chapel in Hamlin Beach community Tuesday, May 6, 2025 in Charleston County.
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An aerial view of the Hamlin Beach community Tuesday, May 6, 2025 in Charleston County.
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Deliverance Tabernacle in the Hamlin Beach community Tuesday, May 6, 2025 in Charleston County.
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Trees cover a road in the Hamlin Beach community Tuesday, May 6, 2025 in Charleston County.
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Hamlin Beach resident Isaiah Horry, 70, takes a walk around his neighborhood Tuesday, May 6, 2025 in Charleston County.
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A children’s playground statues are seen from a resident’s home in the Hamlin Beach community Tuesday, May 6, 2025 in Charleston County.
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The intersection of Hamlin Beach road and Boston Grill road in the Hamlin Beach community Tuesday, May 6, 2025 in Charleston County.
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A decorated yard in the Hamlin Beach community Tuesday, May 6, 2025 in Charleston County.
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The intersection of Hamlin Beach road and Boston Grill road in the Hamlin Beach community Tuesday, May 6, 2025 in Charleston County.
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Capital Improvement Plan signage is seen along Hamlin Road Tuesday, May 6, 2025 in Charleston County.
The recognition came with stronger building restrictions and review processes for new developments. A two-year moratorium, established in July 2024, also prohibits construction of major subdivisions within the district. The county considers a major subdivision to be a parcel of land split into five or more lots.
Shortly after the county approved the recognition, Mount Pleasant's planning commission reviewed an annexation request for a 3.11-acre tract of land on Hamlin Beach Road.
The developer told planning commission members in April that the motivation for annexing was to gain access to town water and sewer services. If approved, the property would see some development restrictions from the town, including limits to how many homes could be built per acre and how big lots could be.
But the property would no longer be beholden to the county's subdivision moratorium, nor review from the county Historic Preservation Commission.
Town Council gave the initial thumbs up for the request in April, though Charleston County Council opposed the move.
Larry Kobrovsky, a county councilman who represents much of Mount Pleasant, told committee members on May 5 that the area is at a "tipping point." He urged the town to pause the annexation.
"We're trying to do everything we can to preserve historic communities and keep the area rural," Kobrovsky said.
Recommending protections
Chaired by Councilwoman G.M. Whitley, Mount Pleasant's planning committee agreed that annexation should not be used to get around building restrictions.
"It's created this disparity between our community of Mount Pleasant and the county to where people who have sold out their properties … they're trying to escape, basically, these historic overlays into our town," Whitley said.