Beaufort County, South Carolina, September 23, 2025
News Summary
The Beaufort County Council is preparing to vote on a significant zoning change for a 437-acre property on St. Helena Island, which may result in an 18-hole golf course and 49 homes. Community opposition has risen amid concerns over cultural preservation, prompting revisions to the development agreement. The meeting is set for September 22, where public participation is encouraged.
Beaufort County, South Carolina is set to host a significant County Council meeting on Monday, September 22, 2025, where elected officials will vote on a request to change zoning for a 437-acre property on the north shore of St. Helena Island, known as Pine Island. The council is also poised to consider a revised development agreement that could permit the construction of an 18-hole golf course and 49 homes on the site.
The proposed development has stirred public controversy, with local residents voicing strong opposition during several public meetings, regardless of the specific development provisions discussed. In response to community concerns, the finalized development agreement has undergone significant revision, following months of negotiations which began at the end of August.
The council will review the amended zoning map submitted by the developer in April, which follows an earlier rejection of their initial proposal. The county has engaged the law firm Smith, Robinson, Holler, DuBose and Morgan to assist in the development agreement review, costing approximately $23,000 in September.
The developer’s current proposal includes either an 18-hole golf course with 49 homes or a denser alternative with 149 homes and 90 docks that would not require any zoning amendments. Additionally, the final agreement has removed previous commitments for a Pine Island foundation and a sweet grass farm intended for Gullah Geechee artisans, instead opting to provide millions in various contributions to the community.
Another aspect of the revised agreement includes the construction of a wastewater treatment facility by the developer, adhering to environmental standards laid out by Audubon International for the golf course operations. Furthermore, one percent of the home sale prices will be allocated to fund community support and a housing investment fund via a local non-profit organization and the Beaufort-Jasper Housing Trust.
Pine Island is subject to a Cultural Protection Overlay implemented in the late 1990s, aimed at preserving the Gullah culture and which prohibits certain kinds of development. In 2022, the developer attempted to lift this protection but has since retracted that proposal. Moreover, earlier this year, the county’s Planning Commission unanimously recommended denying the zoning amendment application, citing significant concerns regarding cultural protections.
The County Council meeting will commence at 6 p.m. at the Burton Wells Recreation Center and will serve as the first of two possible public hearings concerning the development agreement. If the council votes against the proposal, there will be no second public hearing; should they vote in favor, a second reading will proceed. To facilitate community participation, the council has not imposed limits on the lengths of public hearing submissions.
If the proposal is ultimately denied, the developer still has the option to propose a denser “full density plan” without the need for further zoning changes, as state law permits developers to submit new proposals one year after initial applications are denied.
Key Details of the Development Proposal
| Feature | Details |
|---|---|
| Property Size | 437 acres |
| Location | Pine Island, St. Helena Island |
| Proposed Development | 18-hole golf course and 49 homes |
| Zoning Change | Request for rezoning currently under consideration |
| Community Contributions | Millions for various contributions; 1% of home sales to fund community initiatives |
| Environmental Standards | Compliance with Audubon International for golf course |
| Community Opposition | Strong public opposition in meetings |
| Cultural Protection Overlay Status | Former zoning amendment request retracted; protection remains in place |
FAQ
What will Beaufort County Council vote on regarding Pine Island?
The County Council will decide on a zoning change request for the 437-acre property on the north shore of St. Helena Island, currently protected by a zoning overlay, and consider a revised development agreement that allows for an 18-hole golf course and 49 homes.
When will the meeting take place?
The County Council meeting will start at 6 p.m. on Monday, September 22, 2025 at the Burton Wells Recreation Center.
What is the Cultural Protection Overlay?
The Cultural Protection Overlay, effective since the late 1990s, aims to preserve Gullah culture by prohibiting certain developments on the property.
What happens if the council votes “no”?
If the council votes “no,” there will be no second public hearing, and the current proposal will not be allowed to proceed.
What is the expected community contribution from home sales?
One percent of the home sale prices will contribute to community support and a housing investment fund administered by a local non-profit and the Beaufort-Jasper Housing Trust.
Deeper Dive: News & Info About This Topic
HERE Resources
Beaufort County Council Rejects Controversial Development on St. Helena Island
Beaufort County Councilman Under Investigation for Cell Phone Incident
Ridgeland Town Council Considers Major Tickton Hall Development
Beaufort County Reports Record Luxury Home Sales
82-Year-Old Woman Charged with Murder on Hilton Head Island
Bicyclist Airlifted After Collision with Car on Hilton Head Island
Beaufort City Launches Investigation into Data Breach
Beaufort County Postpones Pine Island Zoning Vote
Bluffton Authorities Investigate Alarming Incidents
Preserving Gullah Culture Through Music and Community in St. Helena Island
Additional Resources
- Island Packet: Beaufort County Council Meeting
- Wikipedia: Beaufort County, South Carolina
- WSAV: Pine Island Project Debate
- Google Search: Pine Island South Carolina
- Post and Courier: Pine Island Development News
- Encyclopedia Britannica: Pine Island
- Your Island News: County Council Weighs In on Pine Island
- Google News: Pine Island Beaufort County
Author: STAFF HERE BEAUFORT
The HERE Beaufort Staff Writers are a collaborative team of journalists, editors, and local contributors passionate about delivering accurate, timely information to the Beaufort community. As part of the HEREcity.com Network, which powers over 100 U.S. city sites including HEREcolumbia.com, our staff draws on collective experience in South Carolina journalism to cover everything from business sales and real estate developments to dining deals and community initiatives. Our Expertise and Background: Local Roots in Beaufort : Our team includes lifelong Beaufort residents and SC natives with deep knowledge of the area’s history, economy, and culture. We’ve covered key events like the recent sale of the historic Crofts Block Building, Beaufort’s equestrian heritage, and growth in local tech and education sectors (e.g., BeaufortTechnical College programs). Collective Experience: With over 50 combined years in journalism, our staff has backgrounds in print, digital media, and community reporting. We prioritize fact-based stories, drawing from sources like the Beaufort Chamber of Commerce, city government records, and on-the-ground interviews. Commitment to Quality: Every article is a group effort, involving research, editing, and verification to ensure reliability. We adhere to journalistic standards, citing credible sources and updating content as new details emerge.
