Beaufort County says ‘no’ to Pine Island golf course plan in front of hundreds
In the early morning hours Tuesday, the Beaufort County Council once again rejected a plan that would allow for a controversial golf course development on Pine Island.
There were two agenda items that spelled the fate for the Pine Island project that proposed an 18-hole golf course and 49 houses on St. Helena, where the cultural protection overlay bans golf course development with the intent to preserve Gullah culture. After nearly four hours of public comment, the decision makers once again rejected the project.
Through a series of motions, the council ultimately decided to not authorize the revised agreement between the county and the developer and to halt any further negotiations.
Elvio Tropeano, who has served as the public face representing the owners of Pine Island, also pulled the developer’s request for a zoning map amendment before the council could cast their votes.
The vote comes after years of debate, county council votes and litigation. In 2023, the council voted to uphold and strengthen the cultural overlay on St. Helena Island.
Councilmember Logan Cunningham was the sole council person against not entering the agreement. Cunningham, and councilmember Mark Lawson, were the only two elected officials that wanted to continue negotiations.
“What in the world are we going to do to help St. Helena and fix the issues that are there?” Cunningham asked. “Time and time again people come to us and say they want something done... We have an opportunity where maybe this is step one in doing something.”
What can happen next?
The vote means there will not be a second public hearing on the proposed agreement. The developer can come back to the table with a new proposal a year from now, according to state code.
But the developer has proposed a full density plan if the county denied the golf course option, which includes 149 homes, 90 docks but no golf course. With the current zoning, the developer is able to build out this option with necessary permitting. Unlike the golf course option, there are fewer explicit community benefits.
Hundreds arrive
About 70 members of the 400 who turned out from the community signed up to speak on the Pine Island development agreement request. Most who spoke were not in favor of the golf course development and wished the county would uphold the CPO.
Unlike public comment periods, public hearings do not have specific time restraints on individual speakers or the number of speakers. The public hearing period stretched over four hours. County spokesperson Hannah Nichols said the hearing was the largest public hearing in the broadcast team and clerk to council’s memory with the public sitting shoulder to shoulder and lining the surrounding bleachers.
Before the meeting, Dr. Marie Gibbs, a museum program manager for the Penn Center, said she didn’t have any real issue with building houses on the property. It was the golf course she is opposed to, as she feels it would negatively affect the Gullah community. She felt they had the law on their side, and said the CPO and comprehensive plan was a “gift” left by the ancestors.
Kevin Dukes, a local lawyer for the developer, spent much of his 40 minute presentation highlighting the benefits of the golf course option over the higher density subdivision that is allowed under the current zoning. He took steps to point out inconsistencies in his opponents arguments, including the Coastal Conservation League, and argued that golf courses preserves rather than diminish rural character.
He also spoke on other community benefits in the development agreement. These benefits include funds for the Beaufort-Jasper Housing Trust, boat ramp repairs, a “Cultural Center and Village Entrepreneurial Market” and $2.5 million for the Coastal Community Foundation or a similar non-profit.
Prior to the meeting, The Coastal Community Foundation CEO Darrin Goss, Sr. said in a statement that the foundation did not support the Pine Island initiative due to lack of community support and was not notified of their role in the development agreement, which is typical practice.
Many community members including lifelong St. Helena residents to those who have only lived there a short while, waited for the opportunity to speak. Among them were pastors, bishops, shrimpers and state senators.
“Value is not just measured in money or numbers,” Anthony Jones, a 23-year St. Helena resident, said. “Value is heritage. Value is culture. Value is land… Once these things are lost, they cannot be replaced.”
This story was originally published September 23, 2025 at 12:06 PM.
