[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6248162,"mediaKeyId","3212014-d7b50439b94780b1d720c31f69c7b173","parentId",3212014,"title","Planning commission recommends denial of Pine Island removal from Saint Helena Cultural Protection Overlay","audioSeconds",1804,"startMs",4508000,"endMs",6312000,"viewUrl","/Search/View?dp=1&key=3212014-d7b50439b94780b1d720c31f69c7b173&start=4508&end=6312","thumbnailUrl","https://assets.pipeline.soar.com/3212014-d7b50439b94780b1d720c31f69c7b173/thumbnail_4508000.jpg","articleUrl","/articles/6248162/Beaufort-County/South-Carolina/Planning-commission-recommends-denial-of-Pine-Island-removal-from-Saint-Helena-Cultural-Protection-Overlay","mediaUrl","https://secure.pipeline.soar.com/6248162-24bd3303602fc3a77e0f0a2e5ded8538/orig.mp4?Expires=1771169508&Signature=egZ89VoM2ASZiNNJ3SCdlykSyG-g6BzBcj5rhKtAGEymkU3ldZlUZJo01AqVeDPVfoLSegKDxJiL~NwGl9-m0UIcZ8BUAAO-Ait2eHTkbrVRvB~lMkkzNlzZ-MKvmZrcPI15JO3cpwQo1fM5wSW0YjzpLRTwDOZhKGk9E-CZ43Y8B2q5q0yzHa7SK3G6FQcjK3Ouk-UD35XwNtIJt93ppwclFr37gFWp-MSuxdeE7SPCvzRIaSeLclFh9cLKeqHV5nwbstvcdqqdSjiuMomxKuluF84c5pCtzs7WkHeFzUVhTcNM3OL8MargfWKpLQ8ouTt3c9~KI437~Bhrr2e~fw__&Key-Pair-Id=KUT5TJCACFTXG","author","BCTV","date","2025-05-06T02:19:07Z","article","The Beaufort County Planning Commission voted 6–1 to recommend County Council deny an application to remove 437 acres of Pine Island from the Saint Helena Island Cultural Protection Overlay (CPO), an action applicants said is needed to permit a private golf course and associated low‑density development.

County staff told the commission the CPO was established in 1999 (and readopted with updated language in 2014 and again in 2023) to limit franchise architecture, gated communities, resorts and golf courses on Saint Helena Island and to protect the island’s rural character and cultural resources. Staff recommended denial, saying removing parcels from the CPO “erodes the effectiveness of the CPO by allowing the very uses that have been identified as posing the greatest threat to the character and stability of the island community.”

Applicant representatives presented a development agreement and a down‑zoning proposal that they said would produce fewer homes and fewer docks than a full buildout under the current CPO rules. Attorney Kevin Dukes, speaking for the applicant, said the submitted development agreement would limit new construction to about 49 dwelling units, create extensive open space, and include community contributions such as a five‑acre sweetgrass farm and funding and land for a community recreation center. Dukes told commissioners the applicant would record deed restrictions “which will restrict this property for residential use in perpetuity” before issuance of permits, a point the developer offered as a safeguard against later higher‑density buildout if a development agreement expired.

Opponents — including Queen Quet (the Gullah/Geechee leader), the Coastal Conservation League, the South Carolina Environmental Law Project and many Saint Helena residents — argued the CPO and the comprehensive plan intentionally limit the types of development that have previously displaced Gullah families and altered island culture. Critics said a carve‑out for a golf course would set a precedent and invited similar requests; speakers raised concerns about pesticide use on golf courses, shoreline impacts, docks and long‑term cultural displacement. Juan Tolley of the South Carolina Environmental Law Project argued the request “is inconsistent with the goals and policies of the Beaufort County Comprehensive Plan” and “directly conflicts with the purpose of the CPO.”

Commissioners cited the CPO’s history, the county comprehensive plan’s spotlight on Saint Helena, the committee reviews in 2022–2023 that updated the CPO, and public testimony in explaining their recommendation. The commission’s motion to recommend denial cited multiple zoning map amendment review criteria and passed 6–1.

What’s next: The planning commission record and recommendation will be forwarded to County Council, which will hold public hearings and take the final legislative action on the overlay boundary and any companion development agreement.

","mediaType","Video","parentTitle","Beaufort County Planning Commission Meeting Monday, May 5, 2025 at 6:00 PM","oneSentenceSummary","The Beaufort County Planning Commission voted 6–1 to recommend County Council deny an application to remove 437 acres of Pine Island from the Saint Helena Island Cultural Protection Overlay, after extensive public comment and debate about culture, environment and precedent.","taxTitle","Beaufort County, South Carolina","taxId",5067,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6248167,"Beaufort County planning commission fails to endorse Pulte Homes rezoning for Jennings Road",386,2606000,2992000,"/Search/View?dp=1&key=3212014-d7b50439b94780b1d720c31f69c7b173&start=2606&end=2992","https://assets.pipeline.soar.com/3212014-d7b50439b94780b1d720c31f69c7b173/thumbnail_2606000.jpg","/articles/6248167/Beaufort-County/South-Carolina/Beaufort-County-planning-commission-fails-to-endorse-Pulte-Homes-rezoning-for-Jennings-Road","https://secure.pipeline.soar.com/6248167-02f8f5c90373329240fd3faed8a8edf9/orig.mp4?Expires=1771169508&Signature=jev4dxZm6rvegvuSC~t9k34jKKGwJwT5mk0MdK8alY0e5afPK~NiW5LZz7kE-GlMD~m84ENx2eX9PqakbYICxfcDpJ9ESLcAjH6Le5sOI6PaBggAPwmwzkgtD7BrUEqzNhhxFB2-CZgO7201EJlydYf035wezhZeNPK-D1Vq2Uf~fIQ07c9na2GGpGnVmKRnj82MpZJP5i99SjoXRZZbHuJbj44aNZveIq9cZu~-hnrrFnO1jxQrNjWjsQOTnYXPIAUjFXVpr---~GaSb~UADTasxMUW5Gvo1hz9nY8SBu08wRpfpUnrDNtJaca1rhe8rZPApOJn4h91D6qFESjl6A__&Key-Pair-Id=KUT5TJCACFTXG","The Beaufort County Planning Commission on the evening it met declined to recommend County Council approval of a zoning map amendment for 86.16 acres at 98 Joanie Jennings Road, a site across from Battery Creek High School in the Burton area. The applicant sought to change the property’s zoning from T2 Rural to a mix of T3 Hamlet Neighborhood and T4 Hamlet Center under the county’s place‑type overlay; a motion to recommend approval with conditions failed on a commission vote.

Staff and the applicant said the developer revised the plan after an earlier hearing and submitted a draft development agreement. County planning staff recommended approval only if the applicant worked with County Council through a development agreement to “best determine the needs for affordable housing in the area,” and reiterated that no development agreement should alter the adopted district standards. Rob Merrick of Pulte Homes told commissioners the company had “worked diligently to work with [staff] to make sure we provide a plan that works well within the community” and said the draft development agreement was built using council and community feedback.

The meeting’s public comment and commissioner discussion centered on infrastructure and housing affordability. Jesse White, South Coast director for the Coastal Conservation League, told commissioners his organization’s “primary concern is just the the lack of, infrastructure generally in this area and the cumulative impacts of development that has already been approved but not yet built out or not yet occupied.” Other residents cited traffic congestion near schools, wildlife displacement and the loss of tree cover.

Commissioners pressed the developer on affordable housing numbers. Merrick and the applicant team said the proposed deed‑restricted workforce/affordable component was one part of a three‑part community package that also would include first‑time homebuyer assistance and a repair fund, and that staff and council would continue negotiations. Commissioners said the affordable component—described during the hearing as under 4 percent of a 244‑unit hypothetical buildout—was too small and asked the applicant to seek a higher share. County staff noted relevant service providers (school district, water and sewer authority) had been notified and that a traffic impact analysis identified required mitigation at one intersection.

After questioning and a motion to recommend approval conditioned on stronger affordable‑housing commitments and prohibition on altering district standards, the commission voted; commissioners opposing the motion outnumbered supporters and the motion failed. The planning commission’s recommendation means the proposal would go to County Council without a favorable planning commission endorsement.

What’s next: County Council will receive the applicant’s rezoning application and the planning commission record. The applicant indicated it will continue negotiations with County Council on a development agreement; staff told the commission that any final development agreement would be negotiated and approved by council and could include enforceable obligations such as deed restrictions.

","The Beaufort County Planning Commission on Wednesday declined to recommend County Council approval of a zoning map amendment for 86.16 acres at 98 Joanie Jennings Road, leaving Pulte Homes’ application without a planning commission endorsement after commissioners raised infrastructure and affordable‑housing concerns.","actionData","errors"]

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Planning commission recommends denial of Pine Island removal from Saint Helena Cultural Protection Overlay

Beaufort County planning commission fails to endorse Pulte Homes rezoning for Jennings Road