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Volume 22 • Issue 9
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May 1, 2026
Workshop on Kiawah’s Beachfront Overlay Ordinance Provided Much-Needed Information BY THERESA STRATFORD For The Island Connection
T
he proposed beachfront overlay ordinance on Kiawah Island has created quite a stir. First reading of the ordinance occurred over six months ago. April 7 was supposed to be the day the Kiawah Island Town Council would pass the ordinance on second reading. However, due to public outcry, the final reading of the ordinance was postponed until May, but even that will likely be delayed. In the meantime, a joint workshop with Town Council and the Planning Commission was held on April 21. The purpose of the workshop was to allow for additional discussion, review with staff and community engagement. Planning Director John Taylor presented first at the workshop. He highlighted the importance of conservancy on Kiawah Island and the priority that the Town of Kiawah places on protecting its pristine and unique environment. He mentioned that homes on the beach are getting larger and have been constructed closer to the beach over the years. The ordinance states that two zones would be created within the overlay district. The first zone would be 50 feet from the 2018 setback line, and the second buffer zone B would be another 50 feet beyond the first zone, totaling 100 feet from the setback line. The state does not have authority over these boundaries. The new beachfront overlay would bar certain homeowners from building seawalls, pools
and other hard structures within 100 feet of the island’s fragile dune system. Public comment from affected homeowners, mostly from Eugenia Avenue, focused on how they were concerned that the ordinance would severely impact their ability to expand their homes or rebuild at the level they would like should tragedy occur. Some homeowners also voiced concern over the fact that structures already within the buffer zones would be allowed, but if they experienced hurricane or fire damage, they could only rebuild within that current footprint. One homeowner on Eugenia said they were very concerned with the new zoning, which allows for 50 feet of their property to be taken away. He said, “There are many who haven’t done renovations for 30 years, and now they can’t. You have reduced the value of their property.” A homeowner who wants to completely rebuild a home that is currently in zone B would have to meet the new standards, which would require building further back on the lot, away from the beach. Administrative relief will come in for lots that cannot build further back. Denise John on Eugenia Avenue said zone B goes all the way to her kitchen in the new survey. She was concerned about the value of her home going down. Council Member Luke Ferrell said, “We want you to have the ability to rebuild without effect from this ordinance. The value is something separate.” Kiawah Island Golf Resort President Roger Warren said, “The value is something that really needs to be considered. Someone may not want to buy a lot if they can’t build where they want.”
The purpose of the Beachfront Overlay District is to protect the island’s sand dunes, which have always been in jeopardy. The new overlay district would create a safe buffer zone between homes, golf courses and resorts – all of which currently line Kiawah’s eight miles of beach. Potential damage from hurricanes and sea level rise were also major considerations. Hard structures would be completely prohibited in the zone closest to the beach, while the second zone would have a limit in size. Exceptions would apply to dune walkovers or boardwalks, and the Town’s planning director could allow some homeowners to build if the buffer zones encroach too deeply on their property, which would be called administrative relief. Resident on Eugenia Avenue, Mike McMann, asked about landscaping in zone B and if that would be affected. Taylor said that the ordinance does not specify that landscaping is non-conforming; if there was a hardscape, that would be considered. They will create a special section detailing information on landscaping due to the voiced concerns. There are about 600 dwelling units along the beach on Kiawah Island. There are about 180 private homes, and about 40 of those are on Eugenia Avenue. Interestingly, the Department of Environmental Services plans to release revisions to the state’s jurisdictional lines in the next couple of years. Planning staff would have to review any changes and make adjustments to the ordinance after those changes are released. Mayor Bradley Belt ended the workshop saying that they will take everything said into consideration and will issue more information to the community before they act on anything. To listen to the entire workshop and see the slides from the presentation, visit youtube. com/@TownofKiawahIsland/streams.