The 5th Land Acquisition Referendum

The Shelter Cove Community Park preserves views of Broad Creek for the public and is the location of many community events.

Assistant Town Manager Curtis Coltrane Describes the Program

On October 15, Assistant Hilton Head Island Town Manager Curtis Coltrane spoke to Indigo Run residents at Indigo Hall about the Town of Hilton Head Island’s Land Acquisition Program.   Mr. Coltrane told residents that each of the four previous referenda in 1997, 1998, 2000 and 2003 passed with 78-90% voter approval.  The fifth Land Acquisition Program will be on the November 4 ballot and will be non-binding.

The Referendum will authorize the Town of Hilton Head to issue up to $17,000,000 of general obligation bonds so that the Town can purchase land for these goals: 

• The public purpose of purchasing developed and undeveloped land    
• Development rights and conservation easements in order to manage growth and development 
• Mitigate traffic congestion
• Protect water quality and other aspects of the environment
• Establish active and passive parks
• Construct public facilities
• Preserve historic sites

 Land Acquisition History and Examples 

On the boardwalk at the Folly Field Beach Park

The quotes throughout this article are from Mr. Coltrane’s  presentation.  ”The Town has acquired 127 separate parcels that total 1,172 acres at a cost of $150 million.   This is quite a lot of property and it  represents 5 % of developable land within Town limits and 19% of the developable land outside the PUDs (planned unit developments).  There are few if any Towns in the Country or the world that have this much per cent of land within its boundaries.  

The first land acquisition by the Town was the Coligny Beach parking lot in 1987 but the program as we know it today began in the early 1990s and it continues to this day.  The Town’s acquisitions have been mostly along the William Hilton Parkway.   Examples of acquisitions include the Chaplin Park, the Islanders Beach Park, Dreissen Beach Park, Honey Horn Plantation, the Northridge tract, a piece in front of Indigo Run that could have been high density development, the Crossings Park, the Boggy Gut property on Pope Avenue, several parcels at the Coligny Beach Park, a parcel at Palmetto Dunes and the Ulmer property in Bluffton.”    

The Ulmer Tract in Bluffton

“This acquisition is different for two reasons:  The property is in Bluffton and we did not buy the property but we bought the right to develop this property.  By doing so we limited the property largely to agricultural use and use by the Sellers of five-acre sub-parts for their residences. The 400 acre Ulmer property Is in Bluffton but it has been a very important purchase for the Town of Hilton Head Island.  The Town bought this property because the Ulmer family was negotiating to have it  annexed into the Town of Bluffton and the developer agreement they wanted would have allowed the number of houses that would be built there to be about the same as we have now in Hilton Head Plantation - and there would be additional commercial buildings.  All of the traffic for this development would have entered US 278 at the bridge to Hilton Head Island.  As we know, the Moss Creek stoplight can be problematic even on a good day .  This additional development would have created even additional problems and that is why the Town Council believed that forestalling the  development at that site was a worthwhile expenditure of funds.   The result for the Town is that nothing needs to be done to the entrance to Hilton Head Island for a long time.  The Town does not pay taxes on this property and has no additional financial obligations for it.  Because the Town purchased this property, Beaufort County has since reciprocated by spending over four million dollars to purchase over 20 acres of land on Hilton Head Island.”

The Shelter Cove Community Park during Wingfest in March, 2008

The Jenkins Island Tract

“The Town purchased this property  in the mid 1990s when the owner was negotiating to sell it to with a big box retailer - K-Mart.  Again, it’s a gateway piece to Hilton Head Island so instead of having a big box store you have about a mile and a half of trees.  The parcel Is about 85 acres and it has a Public Service District reverse osmosis plant on it and nothing else.”

Shelter Cove Community Park, 

Boggy Gut and Leg O’Mutton Road

• “The Shelter Cove Community Park and is a 26 acre parcel that features various wine and food fests and it also has the Veterans Memorial.  The view from the Park is across the marshes and Broad Creek is quite lovely and it has been preserved for the public. 
• The construction of the Compass Rose Park there is a substantial material improvement over the former McKibben’s Firestone that used to be on the corner of New Orleans and Pope Avenue. 
• The parcel on Leg O’Mutton Road near the entrance to Indigo Run that used to be a concrete plant land is currently not scheduled for any development.  If it is developed it will be for some unintensive use like a church.” 

The Discovery House at Honey Horn Plantation

Substantial Development Is Precluded 

“It is my belief, certainly, that the Town’s Land Acquisition Program has been a benefit to the residents of the Town of Hilton Head Island and does a lot of things to improve our lives.  One thing that the Land Acquisition Program has done is to reduce the ultimate build out of Hilton Head Island.  All of the things that were zoned for those properties will not be built.  This includes 4.37 million square feet of commercial development that represents 62% of the 7.49 total square feet of commercial development that currently exists. 

It has also precluded 1,365 motel rooms.  This represents 45% of he 3,010 hotel/motel rooms that currently exist.  One of these sites had an old service station on it at the Chaplin waterfront.  The site has been opened up to allow a view of the Broad Creek from US RT 278 for the public.    

In addition, the properties bought by the Town were zoned for and could have been developed as 4,467 residential or timeshare units.   This represents 30% of the 15,031 currently existing multi-family and timeshare units on Hilton Head Island.  One example is a parcel at the Yacht Cove tract near the Palmetto Dunes intersection.  This parcel had been approved for timeshare development and it would have created far too much traffic at that location where a traffic light would never have been permitted anyway.   The land provides a vista across Broad Creek and a park will ultimately be developed on that site.”

Hilton Head Has Less Measured Traffic

“All of that additional development just described would have created an additional traffic impact of would have required additional road improvements to handle it and which would have chewed up more land and required more paving.  Frankly, most people think that more paving is less attractive than less paving.  So, in addition to not having more traffic we get the benefit of a more open space and a less-built environment here on Hilton Head Island. 

We measure traffic by trips during the peak hours of 4-6 in the afternoon.  The total amount of development that has been precluded by the Town is 36,327 potential peak hour driving trips - a significant number and even more significant because the Squire pope Road / William Hilton Parkway intersection experiences 4,844 vehicles between 4:45 pm and 5:45 pm each day.  This intersection could be experiencing a 9 fold increase in traffic had the Town not precluded it.  For that reason I believe that the Program has been a success and has improved the quality of life for those people who live on Hilton Head Island and those who visit Hilton Head Island.” 

The Pier at the Discovery House in Honey Horn Plantation, Jarvis Creek and the view toward the ‘Spanish Wells Peninsula’.

Saving Beautiful Hilton Head Vistas

“As important as reducing traffic is the the preservation of our scenic vistas on Hilton Head Island.  At the back of the Honey Horn Discovery house we have a view across the headwaters of Jarvis Creek to the trees of what I call the Spanish Wells Peninsula.  The area of the Peninsula is comprised of three parcels that are also under contract with the Town.  A convenience store could have been built there but the view from Honey Horn will always be of trees.  This is not an acute thing like having to sit at a stop light but an important thing for residents and visitors to Hilton Head Island.”

 Land Along William Hilton Parkway

“Along the same line, the ownership of property by the Town protects open space.  The Town Council has always believed that the green space along William Hilton Parkway is a good thing that both visitors and residents appreciate.  You may notice that the green space along the Parkway is unbroken as much as possible.  The Jenkins Island tract was previously discussed.  One of the Town’s primary goals is to protect the green space along Rt 278.” 

The Former Gullah Flea Market Parcel

“The Squire Pope Road, Rt 278 intersection with Rt 278 will have a traffic light and the intersection will use some of parcel that used to the the Gullah Flea Market.  Prior to this latest plan there were a series of curb cuts that allowed residents to come out and make dangerous left hand turns.  They don’t have to do that anymore.  Now they can come out at the new stoplight.  There is a possibility that there will be a frontage road in the area that will connect with Spanish Wells Road and the final layout of that road has not yet been determined. ”

A bench at the Coligny Beach parking area

Hilton Head Island Recreational Properties

“One other thing that the Town has done with these properties is to provide considerable amount of land for recreation facilities.  One example is the Crossings Park that is located on the south end where the bridge lands.  It has three baseball fields as well as soccer fields and general picnic fields.  Chaplin Park and the Barker Field complex also have fields.    There are a large number of people involved in baseball and soccer programs here and these parks are always full of families with children and people who enjoy this kind of activity.  If any of you have been out to these parks then you know that they are heavily used.”

Preservation of Wildlife Habitats

“Another thing that is accomplished by the Land Acquisition Program is the preservation of wildlife habitat.   For example, the Northridge tract  is a significant property with a large wildlife habitat.  It has a beautiful lake that is home to a wide variety of aquatic life and birds.   You might not even know that it was there if you did not take the time to drive down there and look at it.  If you do, you will be rewarded with some stunning scenery.  It’s a natural, undisturbed body of water that provides a place for fish and reptiles to live and grow.”  

Protect Hilton Head Historic Sites

“We have also been able to protect historic sites around Hilton Head Island.   One of these is Honey Horn and what is now known as the Discovery House. The Honey Horn acquisition is roughly 60 acres on Jarvis Creek.  It was an operating farm until the 1980s.  It now houses the Coastal Discovery Museum and a tremendous amount of activity has been done to upgrade the facilities there.   It is home to many festivals like the Concourse Auto Show that is coming next month.  Private events like weddings have also become very popular there.  A great facility like Honey Horn is not at all common for a town of our size to own and operate.  It is another example of the kind of thing that has been done with the land acquisition funds to date.” 

Protection of the Ecosystem

“The Jarvis Park site has a large lake does two things:  It provides a place for people to fish and walk.  There are walking paths all around it and you have to love the scenery.  But the lake is also  a spillway for water from the other side of 278 that filters its way through the marsh and the woods that have been left in place to the headwaters of Jarvis Creek.  If you have never been never been down there to see it, once again I commend it to you.  There is all kinds of wildlife there that you just don’t see in your backyard or many other places.  It is spectacular and something that you don’t get in towns of any size and in particular, towns of this size.”

Leaving the beach at the Coligny Beach Park

Land for Capital Improvement Projects

“One less exciting feature of the Land Acquisition Program is that it allows us to have the space that we need to build our capital improvement projects.  For example: our new fire station on Marshland Road near Indigo Run.  Ten years ago there were five fire stations on Hilton Head Island.  There are now seven and they are all being upgraded.”  

Keeping Hilton Head Property Values High

“All of these things that reduce traffic, reduce construction and allow capital improvements help to keep the property values up on Hilton Head Island and help to make Hilton Head Island a desirable place to live.  The reduction in build-out also reduces the demand in public facilities and therefore we don’t need to build something on every piece of property that we have.   We already discussed the Ulmer tract that precluded the development of many new homes and commercial properties.  By the way, the development of this tract for which we paid over seven million dollars has encouraged Beaufort County to purchase land on Hilton Head Island such as the Spanish Wells Peninsula at Jarvis Creek for which the County paid half.” 

The wheelchair mat at Coligny Beach.  The Coligny Beach Park is one of six Hilton Head Island beach parks with wheelchair access.

Funding Mostly from Transfer Fees

“Real estate transfer fees have been a steady source of funding since 1995 when they began to be collected.  A big spike higher occurred in 2005 with some big hotel sales and high residential sales but we are down this year.  However, it has proved to be a steady source of funding.  The Town uses this source to pay off the bonds that we issue and that will be the intention as we go forward if the current referendum passes.   Bonds allow you to have enough money all at once to do land acquisitions rather than having to wait for money as it comes in.”

Additional Sources of Funding Have Been:

• General revenues - but they have not been done too often since the real estate transfer fee was adopted. 
• Donations.  Some have been  made to the Town with the specific purpose of acquiring real estate. 
• Capital improvement projects like money to purchase land for roadway improvements.
• Grants

The Criteria for Land Selection

1. Reduction of Traffic Congestion and Management of Growth
2. Preservation of open space along major roads
3. Improving public access and views to water
4. Preservation of historic sites
5. Obtaining parcels that further the Town’s Capital Improvement Programs (roads, pathways, storm water, parks)

In Summary

Mr. Coltraine concluded his excellent presentation:  ”We think that the Land Acquisition Program has improved the quality of life on Hilton Head Island.  The Town Council would like to continue that program because the program has been a success and the money that the Town has for it is nearing its end.  The Council has voted to put a new bond referendum before Islanders on the November 4 ballot.  We are ask to approve borrowing up to 17 million dollars.  This will be financed with a 1 mil property tax increase which is $4 for each $100,000 value of our homes.  This kind of program must be funded by residents and will never be funded by the State or anyone else.” 

Hilton Head Land Aquisition Referendum Election Results

To see the outcome of the election on November 5, see Election Day on Hilton Head Island and in Bluffton, 2008.

Richard Kadesch, Owner and Broker-in-Charge The Gated Community Specialist ® Go Gated Realty ® Hilton Head Island, South Carolina Rich@gogated.com www.GoGated.com 1-800-333-5025 Read Some of My Clients’ Success Stories

 

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