Community Updates

Sea Pines CSA Critical Infrastructure Overview

In This Message:

  • Sea Pines Critical Infrastructure Needs
  • Critical Infrastructure Referendum Results
  • Sea Pines Drive Infrastructure Improvement Project
  • Lighthouse Lane Infrastructure Improvement Project
  • Critical Infrastructure Projects and Expenditures
Sea Pines Critical Infrastructure Needs

In 2020, after reviewing both the Sea Pines Hydrology Study (Hydrology Study) and the Sea Pines Capital Reserve Study (Capital Reserve Study), it became evident that our community’s infrastructure was in urgent need of repair and replacement. Historically, capital infrastructure projects have faced inadequate funding, leading to frequent deferral of essential maintenance.
Based on these two studies and the 2019 reconstruction costs for the Greenwood Drive and Lighthouse Road projects, Sea Pines Community Service Associates (CSA) identified over $50 million worth of critical infrastructure projects and needs over the next 10 years. This amount estimates the cost of repairing and rebuilding the community’s aging roads, bridges, leisure trails, beach access points, and drainage systems, with detailed engineering and design plans still required for each project.

Each year, CSA allocates approximately $1.6 million from operations for infrastructure projects. The Sea Pines CSA Board of Directors (Board) projected that the community could contribute about $16 million over a decade, resulting in an approximate $35 million need. This estimated amount is essential over the next decade to complete these critical projects; however, the current reliance on the Consumer Price Index (CPI) for budgeting, as specified by Sea Pines’ covenants, fails to account for local economic pressures, such as shifting market conditions, rising labor costs and material shortages.

The Board agreed to a Referendum to secure funding for necessary critical infrastructure improvements. It’s important to recognize that, while the Board has identified a minimum of $35 million needed for essential infrastructure projects over the next decade, the Hydrology and Capital Reserve Studies outline the community’s needs well beyond this 10-year timeframe.
Critical Infrastructure Referendum Results

The 2020 Critical Infrastructure Referendum exceeded the threshold of 75% of participating property owners with 87.77% approval but faced a legal challenge from one residential property owner. In August 2022, the Court in its Order granted Summary Judgment to CSA, allowing the assessment collection. The plaintiff appealed that ruling in October 2022, and the case remains in open litigation. For more information on this, please visit this webpage.
Sea Pines Drive Infrastructure Improvement Project

Significant progress has been made to date along North and South Sea Pines Drive with the final phase estimated to be completed in spring 2025.
South Sea Pines Drive Before
South Sea Pines Drive After (Phase 4)
Completed work includes extensive stormwater drainage replacements, roadway resurfacing, landscaping enhancements, new stamped crosswalks, leisure trail improvements and new roadway signage. Each of these elements has been thoroughly designed with functionality, safety and aesthetics as top priorities.

This project has also provided us with essential insights into the complex underground infrastructure in Sea Pines, guiding future planning and prioritization strategies.

These improvements have already proven beneficial to the community, as seen during recent storms, like Tropical Storm Debby. The enhanced stormwater drainage system has helped reduce flooding significantly during heavy rainfall events, minimizing disruption and keeping roadways safer and more accessible. Additionally, the upgrades have led to fewer maintenance calls and repairs, allowing resources to be allocated more effectively across the community.
Lighthouse Lane Infrastructure Improvement Project

The stormwater drainage structures in the Lighthouse Lane area, installed in the mid-1950s, are no longer functioning adequately. Over time, the corrugated metal pipes under the roadways have deteriorated and are nearing failure.
Corrugated metal piping under the roadways have deteriorated over time
Excavated stormwater drainage pipes full of sediment
The top section of a drainage pipe discovered to be completely corroded
In addition, the stormwater drainage system and outfalls were installed in a manner that does not meet current engineering standards. Unfortunately, drainage pipes were placed under sidewalks, in confined spaces, and between houses throughout the Lighthouse Lane Infrastructure Improvement project area. As a result, the underground drainage systems cannot be replaced and will need to be abandoned and reconstructed in a different location.

The Lighthouse Lane Infrastructure project is anticipated to be completed in 4 phases. Phase 1, Lighthouse Lane from Lighthouse Road to Mizzenmast Lane, began on September 3, 2024, and has already seen substantial progress. This improvement project addresses urgent repairs to reduce flooding risks in the area while also focusing on long-term enhancements in safety, aesthetics, and functionality, ensuring lasting benefits for the Sea Pines community well into the future.
Critical Infrastructure Projects and Expenditures

The Board and staff are committed to carefully planning and executing critical infrastructure projects, considering the immediate and long-term needs of the community each year.

A summary regarding Critical Infrastructure Assessment Collection and Spending was presented during the Board meeting held on Tuesday, November 19. To view the Treasurer’s report and presentation, please click here.

The complex infrastructure improvements needed beneath our roadways, combined with a rise of at least 35% in construction costs since 2020, has added to the challenge of funding these critical infrastructure improvement projects as planned through 2031. To address this and other significant future needs, the Board must explore alternative funding strategies to obtain the financial resources needed for the ongoing repair, improvement and maintenance of our community’s infrastructure, including reconfiguration of the Greenwood gate. This effort ensures that Sea Pines remains a safe, functional and attractive destination for property owners, visitors and businesses alike.