Ecotourism will protect and preserve Bay Point Island | Opinion

“In today’s world we must actively protect our natural places. In truth, habitats that are near human settlements require care and monitoring to shield them from the sorts of people and destructive practices that actively harm their ecosystems. The Bay Point Island project will be a model for all of us to share with conservationists and developers alike, so that our children and communities will continue to have natural settings.” — Jon Bruno, Executive Director, The International Ecotourism Society.

Careful, sensitive, sustainable and small-scale development of Bay Point Island is the right thing to do for the island itself, for nearby residents and for Beaufort County. The proposed project, when completed, will be one of the most technologically advanced, sustainable, and environmentally-friendly destinations in the United States and will be an example of habitat protection and cultural inclusion that Beaufort County will proudly embrace.

I am a native South Carolinian, have lived most of my life in Beaufort County, have raised a family here and have been intimately involved with efforts to protect our pristine waters and rural lands. I began as a young lawyer helping fight the proposed Baron Yacht’s manufacturing plant on the Colleton River in 1988, helped implement the Beaufort County Stormwater Utility at the county level, and pushed for the establishment of the Beaufort County Rural and Critical Lands program.

I was honored to serve the people of Beaufort County for 12 years on County Council and proudly helped shepherd the Comprehensive Plan into our county, which has protected our rural areas and guided appropriate growth while preserving private property rights. But our waters, our cultural heritage, our climate and our welcoming communities continue to draw new residents and continuing growth is inevitable. The conundrum is: How do we manage that future wisely?

As to Bay Point Island, our community has an easy choice to make. Bay Point is a beautiful 400-plus acre island that is privately owned. Years ago, the County platted 49 approximately five-acre residential tracts on the island, which would have meant the almost guaranteed future construction of 49 large homes — most of them fronting the beach. That was the permitted scenario. Fortunately for Beaufort County, the owners of Bay Point don’t want to proceed with construction of all those permitted large houses, but wish instead to dramatically reduce the overall permitted development on Bay Point Island and create an eco-tourism destination with a structural footprint of less than three acres on a 50-acre tract located mainly on the interior of the island.

The project will preserve the land, dunes and tidal marshes, while providing monetary support for conservation efforts on the island. It will reduce the overall permitted development on Bay Point Island and establish a world-class, environmentally sensitive ecotourism development to showcase all Beaufort County has to offer. It seems to me that this choice is a “no brainer.”

Beaufort County has formally adopted and embraced ecotourism as a desired goal, and has set forth specific tough requirements that all proposed projects must meet. These include an operational plan that enhances the guests’ experiences in regards to use of the wilderness setting, interpretive educational programs, wildlife viewing opportunities, outdoor activities, and cultural experiences.

Beaufort County’s ordinance also requires a maximum floor area ratio of 0.1, an open space ratio of at least 85 percent for the entire property, and an impervious surface that shall not exceed eight percent of the entire property. Each proposed project must also adhere to the world-recognized standards of The International Ecotourism Society (TIES) regarding stewardship, research and education. Beaufort County has embraced and utilized those standards.

In an effort to meet and exceed these goals, the owners of Bay Point retained TIES Executive Director Jon Bruno to personally participate in the design of the project, along with nationally-respected and Bluffton-based landscape architect Josh Tiller.

Together with other experts and the island’s owners, they have brought forth a project that, consistent with the TIES-adopted definition of ecotourism, will minimize physical, social, behavioral, and psychological impacts; will foster and build further environmental and cultural awareness and respect in the St. Helena area specifically, and for all of the county; will produce direct financial benefits for conservation; will recognize the rights and spiritual beliefs of the county’s Gullah Geechee population; and will deliver memorable interpretive experiences to visitors that will help raise sensitivity to our county’s political, social, economic and cultural climates.

Having spent many hours carefully reviewing the proposal and plans for Bay Point Island, and having talked with a good many people about the project, I strongly support and endorse this small-scale, low-impact ecotourism project. Here are some of the main reasons I believe it is the right idea at the right time for Beaufort County:

• BEACHFRONT PROTECTED. State regulations set strict standards for construction near beaches. Data shows the Bay Point Island beachfront has gained sand over recent years. We also know that what the sea gives, the sea can take away. Structures on Bay Point Island will be modular construction atop pilings (not permanent structures) – which allows for some relocation should that be needed and with minimal impact to the existing environment. There are no plans to fortify or reinforce the beach, period.

• BIRDS PROTECTED. Bay Point Island is an “Important Bird Area.” The bird area is in the northeast section of the island, well away from the proposed development. Under the ecotourism proposal, the island owners are agreeable to donating those 108 acres to a protective foundation to ensure their continuing availability as a habit.

• GROUNDWATER PROTECTED. As stated in the Bay Point team’s application to the county, the goal is to implement the latest proven technology package plant to process wastewater to clean water and harvest residual methane for fuel. Planning for that will involve the SC Department of Health and Environmental Control. Because septic fields already are allowed under the code, that also is referenced in the proposal but the owners have made it clear that isn’t their first choice.

• BEAUFORT COUNTY TAXPAYERS PROTECTED. This project doesn’t require county services, something I always look for as a former County Councilman. All maintenance will be provided by and supported by the small-scale hospitality operation. No paved roads, no public sewer lines, no electrical cables, no fire station, no county library, no school or school-aged children – none of the things that typically cost the county money. Indeed, this is entirely private money being used.

• NO IMPACT TO FISHING. There are no landlocked lakes, ponds or canals on the property that have historically been used for fishing. All surrounding marshes and tidal creeks are owned by the people of South Carolina and will continue to be open and available for use by all. (Assuming the ecotourism project moves forward, power will be generated on-site via solar or other clean production. However, should the ecotourism project be rejected by the county, it is likely that power transmission lines would be pulled or submarined from St. Helena to Bay Point for development of the residential homes in the future.)

• NO IMPACT TO PUBLIC BEACH. Almost everyone who loves Beaufort County’s water has at some point beached a boat at Bay Point and enjoyed the sandy shore for an afternoon. As the surrounding marshes and waters of Port Royal are public, so are the beaches of Bay Point and so shall they stay. All the owners ask is that we all be aware of our environmental “footprints” and pack out all trash, and be exceedingly careful of fire risks on the beach.

• DUNES PROTECTED. Most construction material can be prefabricated and brought to Bay Point Island aboard a landing craft designed for low draft, which enables easy access to multiple beach points that are not in dune areas. Special temporary mats will be used for loading and unloading, which will stabilize and protect the beach areas used. Any disturbance from the construction access will be managed and returned to the baseline condition under the guidance of trained professionals.

• TURTLES PROTECTED. There will be no cottages or other structures located on the beach and all lighting in the development--including inside structures--will be designed so it doesn’t impact sea turtles. (The dedication of the current owners to protecting our Loggerheads is evident from the statistics showing that sea turtle nests have tripled on Bay Point in recent years, in large part because of the diligent efforts of the Bay Point owners, the island’s caretaker, local volunteers and SCDNR.)

• TREES PROTECTED. Because the project is for ecotourism, the natural environment and protecting the entire island -- especially trees -- is critical to its success. All structures, which are non-permanent and are sparse to begin with, are designed to be built on pilings, within the tree canopy, and flexibility in final individual site location is a formula for preserving, not removing, trees. No concrete foundation pads will be used.

• UNDERSTORY PROTECTED. There are no paved roads in the project. Structures will be elevated on pilings and are primarily one story tall. No traditional roadbeds or foundations will be used because of the damage they cause the land. Any minor disturbance to vegetation likely will be reclaimed by nature very quickly.

• GUESTS PROTECTED. Snakes (including pit vipers) and alligators are a natural part of the Lowcountry environment and the proposal is designed to protect both them and guests on Bay Point Island. A well-developed plan for fire-safety-life services with the guidance of the Lady’s Island-St. Helena Island Fire District, is included in the proposal. The plan proposes a triage on-site for basic medical services manned by Beaufort County EMS-certified staff, but with an emergency helipad for helicopter evacuations for any severe medical emergencies.

As a longtime Beaufort County resident, an environmentalist, and someone who has worked with the county zoning laws and other county, state and federal codes, I am confident that this project meets, and often exceeds, the laws that guide these projects.

Working together, within the framework of the zoning and land use laws, Bay Point Island will be preserved, protected and sustained.

Thomas C. Taylor of Hilton Head Island is a former Beaufort County Council chairman and a former board member of the South Carolina Conservation Bank who represents Bay Point Island, LLC as an attorney, including its application for a Special Use Permit pending before the Beaufort County Zoning Board of Appeals.