Initial round of recommendations for Pine Island zoning changes made. What was the decision?
The long-embattled development effort to create a golf course on Pine Island was dealt another setback last night.
The Beaufort County Planning Commission made a motion Monday night recommending that county council deny a zoning amendment request to remove 437 acres in Pine Island from the Cultural Protection Overlay district.
Efforts to change the zoning designation for Pine Island have been underway since late 2022, a matter that has elicited varied reactions from residents present at the meeting. And, while some commissioners were impressed by the thoroughness of the developer’s presentation, they ultimately felt that approving the amendment could set a precedent for future developments that could erode the cultural environmental protections in place.
Pine Island has been protected by a cultural protection overlay since the 1990s that prohibits the development of resorts, gated communities and golf courses on most of St. Helena Island.
On April 7, developer Elvio Tropeano submitted a proposal to amend the zoning map and remove the Pine Island property from the CPO. The new proposal, described as a “voluntary and permanent downzoning” of the island, would consist of 49 residential units and an 18-hole golf course upon removal of the property from the CPO.
The plan also includes providing land and $2.5 million in funding for a community center on the island and pledges to preserve open space, some of which is the proposed golf course. Further, a foundation supported by property transfer fees will donate to local non-profits.
Should the county deny Tropeano’s request, the developer proposes a denser residential development of 149 homes with 90 docks. This is referred to as the “full density plan” and can be developed as a matter of right. This iteration of the plan would not include a community center, open space preservation nor a community foundation.
A Natural Resources Committee meeting is scheduled for 4 p.m. on June 2. There, the committee members will make their final recommendation to the full county council, who will then make the final vote.
This story was originally published May 6, 2025 at 3:06 PM.
