Planning Commission denies Pine Island developer's request to amend cultural protection overlay

The Beaufort County Planning Commission convened on May 5, 2025, to discuss a significant development proposal that could reshape the landscape of Saint Helena Island. The meeting centered around a request from a developer seeking to amend the cultural protection overlay district, which currently restricts certain developments, including golf courses and resorts, to preserve the island's unique cultural heritage.

The developer has submitted a draft development agreement alongside their application, indicating a desire to create a golf course on a 437-acre parcel of land. This proposal has sparked considerable debate, as it requires the removal of the cultural protection overlay, a measure established to safeguard the island's character since 1999. The existing zoning allows for one dwelling unit per three acres, potentially permitting up to 45 lots on the property, but the developer has proposed a reduced plan of 49 dwelling units, along with increased open space and community contributions.

During the meeting, staff members expressed strong concerns about the implications of altering the overlay district. They argued that such a change would undermine the goals of the comprehensive plan, which aims to protect the cultural integrity of Saint Helena Island. The staff recommended denial of the zoning amendment, emphasizing that the proposed development could threaten the community's character and stability.

The planning commission's discussions also highlighted the historical context of the cultural protection overlay, which was reaffirmed in the county's 2040 comprehensive plan. This plan specifically calls for evaluating the overlay to ensure it meets the community's needs and preserves its cultural identity. The commission's previous rejection of a similar proposal in June 2023 further complicates the current request, as it reflects ongoing community resistance to developments perceived as detrimental to the island's heritage.

As the planning commission deliberates on this matter, the outcome will have lasting implications for the residents of Saint Helena Island. The decision will not only affect land use but also signal the county's commitment to balancing development with the preservation of its unique cultural landscape. The next steps will involve further discussions and potential negotiations regarding the development agreement, as the community watches closely to see how their voices will shape the future of their island.