Beaufort County shuts down Pine Island developer's latest request

The Beaufort County Council voted 7-3 Monday to reject a developer’s latest attempt to remove land he owns from a type of zoning that is blocking a proposed golf course strongly opposed by many residents.

It was the third time since 2023 that the county rejected zoning changes sought by Elvio Tropeano, that would lift a Cultural Protection Overlay (CPO) from 502 acres on St. Helena Island off of Dulamo and St. Helenaville roads.

Tropeano’s company, Pine Island Property Holdings LLC, has been trying to build a golf course-centered housing development on the property for years.

The CPO allows residential development but prohibits golf courses, gates and resorts.

Monday’s vote does not end the dispute. Tropeano, who is suing the county over the zoning issue, publicly outlined a proposed settlement at Monday’s meeting. But council members rejected it, meaning the litigation will continue.

The decision on the zoning and settlement questions followed hours of testimony as opponents and supporters revisited the long-running and increasingly contentious dispute pitting development against St. Helena Island’s cultural heritage.

Tropeano and his attorney, Kevin Dukes, have argued that the county is treating the project unfairly compared with other developments. They also criticized the county planning department’s analysis of the rezoning request and questioned the tactics used by conservation leaders who organized opposition to the golf course.

Residents and conservation leaders portray Tropeano as a wealthy developer who has repeatedly attacked protections put in place years ago to prevent the displacement of native Gullah-Geechee communities.

They argue that allowing an exception for this project could set a precedent that weakens the CPO.

On Monday, opponents once again filled chairs at the Council meeting, many holding signs opposing the development. Tropeano and his attorney, Kevin Dukes, also attended.

Attorney challenges staff analysis

Even if the 502 acres is removed from the CPO, said Dukes, the property would remain under rural zoning intended to preserve the area’s character.

Dukes also disputed county planning staff’s assertion that removing the overlay could lead to suburban or urban development.

“The only development around this property is a neighborhood which is more densely developed by three times than this property could be,” Dukes said. “So to the extent this would have a negative impact on the adjoining property owner, it’s just not true.”

Tropeano outlines settlement

Tropeano presented a proposed settlement where he would pay the county $343,619 for previous legal expenses tied to the case, and contribute $3.5 million to the Beaufort-Jasper Housing Trust for workforce and affordable housing.

Reducing the proposed housing and dock density, and installing an advanced wastewater treatment system, was also included in the deal.

Residents “tired” of fighting project

Carrie Major, a St. Helena Island resident, called the proposal a bribe and urged council members to keep fighting, no matter the cost.

Citing scripture, Major pressed council members to honor previous decisions to protect the island’s land and reject the prospect of gates and golf courses.

“We’re tired of coming here every council, every caucus, natural resources [committee],” Major said. “The vote is no, and it keeps coming back day after day.”

Council rejects settlement

After another lengthy hearing and similar arguments from both sides, the council denied the request to remove the property from the CPO.

Council members also voted 7-3 to reject Tropeano’s proposed settlement, which Councilman Logan Cunningham predicted could mean millions of dollars in additional legal expenses as the litigation continues.