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St. Helena Island, SC — In a significant victory for St. Helena Island and community-led zoning, the U.S. District Court for the District of South Carolina has dismissed Pine Island Property Holdings, LLC's federal lawsuit challenging Beaufort County's Cultural Protection Overlay (CPO).
In a February 20, 2026, order, the Court dismissed the developer's amended complaint in its entirety, finding the case moot. The Court found that there is no longer a live controversy, as the developer withdrew their appeal of Beaufort County’s denial of plans for three 6-hole golf courses, and, with it, the basis for many of their underlying claims.
The developer had asked the Court to invalidate the CPO, a zoning overlay in place since 1999 that protects St. Helena Island from resorts, golf courses and gated communities. The lawsuit alleged constitutional violations, including outrageous claims of reverse racial discrimination, and sought to establish a right to construct a golf course on the Pine Island property despite the CPO’s clear and long-standing prohibitions.
The South Carolina Environmental Law Project (SCELP) intervened in the case on behalf of the Gullah/Geechee Sea Island Coalition, alongside other conservation and community partners, to defend the integrity of the CPO and the County's zoning authority. Beaufort County had also filed a motion to dismiss, arguing that the developer failed to establish any constitutional violation and had abandoned its related state court appeal.
"This decision affirms what has been clear all along – the St. Helena community-driven Cultural Protection Overlay is a lawful and enforceable exercise of Beaufort County's zoning authority. We appreciate the Court's careful attention to the record in bringing this litigation to a close," said SCELP senior attorney Jessie White. "It is regrettable that taxpayers and community members were required to devote substantial time and resources to defending straightforward, long-standing land use protections. We are hopeful this decision will allow the County and the people of St. Helena Island to move forward and focus on the issues that matter most to the community."
"Tenk GAWD fa disya! The native Gullah/Geechees of St. Helena Island, Gullah/Geechee Nation leaders, Gullah/Geechee Sea Island Coalition members, and our global supporters are beating drums and shouting in celebration of yet another victory to protect the epicenter of Gullah/Geechee culture on historic St. Helena Island from destruction," shared Queen Quet, Chieftess of the Gullah/Geechee Nation and Founder of the Gullah/Geechee Sea Island Coalition. "The fact that we received this announcement during 'Black History Month' means that much more to us since historically our ancestors didn't see their culture honored or protected by others. Now, in their honor, we can celebrate the visionary St. Helena Island Cultural Protection Overlay District that is vital to keeping Gullah/Geechee culture and land use patterns intact."
Queen Quet continued, "I thank the folks that stood together in 1999 to create the CPO. I thank SCELP for representing us and everyone who has stood up for and with us since 1999 to ensure that this law would continue to stand and be strengthened. The St. Helena Island Community is stronger today because we fought the good fight and we won. Gullah/Geechee elders and traditions keepers protected our homeland in honor of our ancestors whose blood, sweat and tears is in the soil of St. Helena Island. De binya duh de soul of de island! I am thankful to the judge and the Court for this historic decision protecting a sacred part of Sea Island sand. WEBE Gullah/Geechee Anointed People! E bless pun disya land and de CPO gwine stand!"
The federal lawsuit was one of multiple legal and political maneuvers pursued by the developers after Beaufort County repeatedly denied requests to remove the property from the CPO or approve golf course development. Beaufort County Council most recently voted 10–1 to deny a development agreement for a gated golf resort on Pine Island, reaffirming the island's long-standing protections.
The dismissal marks an important milestone in the ongoing effort to defend St. Helena Island's community-driven land use protections and to preserve its cultural and environmental heritage for future generations.
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The South Carolina Environmental Law Project is a nonprofit public interest law firm. We have used our legal expertise to protect land, water and communities across South Carolina since 1987. Learn more at scelp.org.
The Gullah/Geechee Sea Island Coalition aligns all of its work with mission of the Gullah/Geechee Nation, which is to preserve, protect, and promote the history, culture, language, and homeland and to institute and demand official recognition of the governance (minority) rights necessary to accomplish their mission to take care of their community through collective efforts which will provide a healthy environment, care for the well beings of each person, and economic empowerment. Learn more here.
The Gullah/Geechee Sea Island Coalition:
MEDIA CONTACTS:
Jessie White, Senior Attorney
South Carolina Environmental Law Project
jessie@scelp.org
Queen Quet, Chieftess of the Gullah/Geechee Nation
gullgeeco@aol.com
