Large development could happen even if changes are adopted
By Mike McCombs
The Island News
Two down, one to go.
Once again, in front of a packed County Council Chambers, the Beaufort County Council voted, on second reading, to adopt changes to St. Helena Island’s Cultural Protection Overlay (CPO). This time by a vote of 8 to 2.
According to the meeting’s agenda, this was the public hearing and second reading of an ordinance for text amendments to the community development code (CDC): Article 3, Division 3.4, Section 3.4.50 – Cultural Protection Overlay (CPO); Section 3.4.10 – Purpose; and Division 3.1, Section 3.1.70 – Land Use Definitions, Recreation Facility: Golf Course, to update definitions, regulations, and standards in the Cultural Protection Overlay Zone.
In simpler vernacular, the Council voted, on second reading, to adopt changes in the language that is meant to clarify, if not strengthen, the Cultural Protection Overlay (CPO), the goal of which is to guard against over-development on St. Helena Island and protect a way of life for what remain of the Gullah/Geechee people. The change in language clarifies, among other things, the definition of a golf course,
The vote on the first reading at the April 10 County Council meeting was 10-1.
The potentially updated CPO language does not directly pertain to developer Elvio Tropeano’s planned gated community and golf course (or three six-hole golf courses) on Pine Island and at St. Helenaville, but to pretend the two are not related is folly.
Virtually everyone involved – County officials, Council members, local residents vocally opposed to the development, as well as those in favor of the projects – have conflated the two separate but closely related topics.
Even should the CPO, strengthened or not, prevent the culmination of Tropeano’s plans for development of the culturally and environmentally sensitive land in question, County Administrator Eric Greenway has made it clear in the recent past that the developer would be well within his rights to develop the property within the current zoning. That could mean 143 homes, 70 to 95 deep-water docks, 143 wells and septic systems, and a bridge or causeway and an improved road. Not to mention the increase in traffic.
Council Vice Chair Larry McElynn reinforced that scenario Monday night, announcing the County was to receive an updated application from Tropeano’s group for 168 houses – meaning 168 wells and septic systems – and at least 100 deep-water wells.
Is this Plan B if the golf course is scuttled? Or is it a red herring to bring about compromise?
McElynn reiterated that if this is Tropeano’s proposal, it won’t need Council’s approval. County staff, which hasn’t actually looked at it yet, will be forced to approve it, so long as it’s within current zoning rules.
(On a side note, Item 2 on the Beaufort County Staff Review Team Meeting agenda for Wednesday, April 26, was a pre-application for residential subdivision at Pine Island, which would likely look a lot like what McElynn suggested.)
In that vein, McElynn suggested delaying the second reading until the May 22 County Council meeting until he (or the Council) had had more time to bring everyone together to see if there could be a solution all parties – Tropeano, as well as those opposed to a golf course and gated community – could accept.
McElynn said he understood that St. Helena residents and defenders didn’t want a golf course and a gated community, but he also knew they certainly didn’t want 168 houses and everything that comes with them, as well.
“I don’t want us to win the battle but lose the war,” McElynn said.
He had some support, particularly from District 2’s new councilman David Bartholomew. But ultimately the Council voted 5-4 against delaying the second reading.
Returning to the vote on whether or not the County should adopt the new language for the CPO, Council member Logan Cunningham, just as he had done alone at the first reading, opposed the update. This time, he was joined by Paula Brown, but the vote easily went the other way, 8-2 in favor of adopting the recommended changes.
Now that the CPO update has made it through two readings and the public hearing, it needs only to pass the third reading to become part of the County code.
That third reading could come at the next County Council meeting. Or it could be delayed as the parties try to find the best possible outcome for Pine Island, which is not synonymous, though related, to the CPO update.
And though it has passed two readings easily – 10-1 and 8-2 – these votes have a habit of becoming closer at the end of the day.
Mike McCombs is the Editor of The Island News and can be reached at TheIslandNews@gmail.com.
