Despite a self-imposed moratorium on annexation until a north-county smart-growth plan is inked, Port Royal is dabbling in a new land grab that could spell trouble for Lemon Island.

On Monday, the Beaufort-Port Royal Joint Municipal Planning Commission rightly postponed the rezoning for a 150-berth dry-stack marina and 9,600 square feet of commercial space -- but only because the 60-foot buildings were 10 feet too high for the commission's liking. The question must be raised: Why is the town mulling rezoning land that to be developed must be annexed?

A measure to stunt any future land grabs by the town came in March on the heels of the fervently opposed 105-acre Mobley tract annexation as Port Royal reached across two rivers and a relatively pristine island to cater to a handful of landowners in southern Beaufort County who found an easier zoning process than they would with the county.

Well, the developers are at it again, and Port Royal leaders may be floundering. The county and Open Land Trust in 1999 paid $2.75 million for the development rights to 400 acres of Lemon Island -- the sparsely populated isle flanked by the Broad and Chechessee rivers on the east side of S.C. 170 -- but that can't stop landowners on the rest of the island from petitioning the municipality to allow them into the less-strict town. The town, however, doesn't have to take the petitioners. Surprisingly, it would seem, the town can say no. Last year, the county's Development Review Team questioned whether the drystack project would meet county setback requirements for the waterfront developments; the town has no setback requirements.

We're only slightly relieved that a petition to annex the 2.43 acres discussed Monday was pulled by Mayor Sam Murray from the Town Council's agenda for tonight, but the reason -- getting more information -- induces some amount of queasiness. "The marina is in our growth boundaries, but I will not entertain any annexations outside of our growth boundaries," the mayor said.

Growth boundaries? That's like saying the mayor's a vegetarian except for the McDonald's hamburgers he prefers. It means Lemon Island is not safe against development.

Last month, the commission delayed consideration of a plan that would allow the annexation and rezoning of 162 acres on Lemon Island, which could lead to the construction of 125 houses and 33 townhouses. It's all in "the growth plan."

While tabling discussion of annexations and rezonings is prudent, it's not permanent. Until a northern Beaufort County regional plan to guide smart growth is in place, there should be no talk of expanding borders and no zoning shopping allowed.

Instead of a deluding and bombastic moratorium against annexation, Port Royal should get in sync with what the northern regional plan will achieve.

Anything less flies in the face of the regional planning effort.