By Erich Hartmann
We’ve all heard the phrase “Responsible Development” for years now, and it certainly sounds wonderful.
But then we drive by Lowe’s.
There are only 14,000 residents in Beaufort, yet we have more than 3,000 high-density rental units in the pipeline, plus tens of thousands more planned for the County. This is an insane amount of added density, and many residents are rightly livid that it’s been allowed to happen here.
First, let’s be clear: these concerned residents aren’t “anti-development,” or NIMBYs (insults meant to silence legitimate concerns). We simply love it here, and want what was promised us: responsible development that respects Beaufort’s unique geography, history, and charm. But what we’re getting is the exact polar opposite of “responsible.” And if this madness is not halted and reversed, right now, it will ruin Beaufort forever.
Hyperbole? Nope. We are not Austin. Beaufort has a distinct, tightly constrained geography. We are a limited network of islands, peninsulas, and choke points. As the joke goes, we only have “two roads.” There are no ways around traffic jams. And Lord help us when we have to evacuate. Beaufort can hardly handle the numbers we have, much less what’s coming down the pike.
It’s extra frustrating for many of us who moved here to escape exactly these kinds of mistakes. We’ve lived in places that were once great, but developed themselves into annoying, expensive messes (with the best of intentions, of course). We’ve seen this movie before, and we know how it ends.
How did this happen here, despite decades of cautionary evidence? A big driver seems to be the ol‘ chestnut “all growth is good growth,” and that the only way to achieve a healthy local economy is to keep throwing warm bodies at it. But that’s just lazy economics, dressed up in glossy Power Points and a false patina of inevitability.
The fact is that growth is not always good. And high density has major downsides that are not being taken into account. Even in “blank slates” like Houston, or naturally compressed cities like New York City, hyper density negatively affects quality of life. It increases traffic, crime, crowding and competition for limited resources, which negatively impacts safety, schools, police, fire, medical response and especially our environment.
These massive projects also hurt our local builders, who tend to have a better sense of what’s possible and what’s preferable. Instead, we’re getting this onslaught of low-end, market-rate rentals, and the question nobody’s asking is: who’s actually going to fill all these units? The answer is that many probably won’t be filled. And if the market is allowed to function (no bailouts), prices will come down naturally, which will go a long way toward addressing whatever affordable housing needs we actually have. On top of that, several “affordable” developments are also currently underway, so the constant push for “more, more, more” housing needs to pause until these thousands of units have a chance to settle in.
Another reason we’re in this mess is because of a misguided focus on potential future residents (and theoretical future tax revenue) at the expense of the existing citizenry. What’s more, these massive rental developments almost never deliver on their grandiose economic promises, and end up being a net drain on local services and infrastructure.
Overdevelopment is a slam-dunk 90-10 local political issue here, but our leaders are reluctant to publicly speak out and stick up for Beaufort. Why? Some say they secretly support what’s happening. But even if we take them at their word, that they merely don’t want to “discourage” out of state developers from coming here, why is that a bad thing? Beaufort has been voted “Best Small City in the U.S.” multiple times, and for good reason. This is a special place to live, but we need to act like it. When it comes to managing incoming development we are in the catbird seat. The belle of the ball. We have the power to pick and choose who we dance with, so why are we acting like we have no say in the matter?
As stewards of Beaufort, we not only have a right, but a responsibility to protect what makes this place so special. And to do that, our local leaders must come clean on what “responsible development” actually means to them. And if they truly agree with the public, they must develop the courage to say “no.” Make sure the code changes put “quality of life” ahead of “quantity of units”. Support a temporary moratorium. Speak up. Give a speech. Publish an op-ed. Do something to help save Beaufort.
In other words: be responsible.
Erich Hartmann is a creative director, brand strategist, and writer. He lives in Beaufort with his wife and two sons.
