2019 Quarter 4
Town Notes 4475 Betsy Kerrison Drive Kiawah Island, SC 29455 • 843-768-9166 • www.kiawahisland.org
Inside Kiawah's Development Development agreements are not unique to Kiawah and are used in master planned communities all over the country. Development rights on Kiawah are established by two separate development agreements between the Town of Kiawah and two entities – Kiawah Partners and Kiawah Island Golf Resort. Often times development agreements are complicated and hard to digest. There are intricacies in each agreement that regulate land use, zoning standards, and establish basic rights for these entities to develop their property. In this edition of Town Notes, we summarize the existing agreements, what they entail and how they have evolved. We hope to help property owners understand the development process, what the parameters are, provide a little history, and describe what the island may look like post build-out.
Development Agreement Explained Development agreements are a contractual agreement between a local jurisdiction and a property owner, typically a developer. The agreement guides both entities through development of property over a designated time period. This agreement sets the pattern, standards and conditions governing the development over that agreed upon time period. The purpose and intent of our development agreements are to provide assurances to the Town and the developers. Both share responsibilities for the development of the property. This process encourages the developer to make major investment commitments
based on comprehensive planning. Developers receive certain vested rights and greater certainty that their project(s) will be built with confidence, not burdened from changes in the Town's zoning ordinances over the course of development. The benefits received by the Town are assurances that adequate public facilities are in place for future development such as roads, infrastructure, and dedicated public open space. The Town also obtain rights to impose certain conditions, terms, preservation provisions, restrictions or requirements necessary for public health, safety or welfare in return for that given certainty to the developer. Development agreements are negotiated, then approved through the public hearing process, and adopted by an ordinance passed by Town Council. The Planning Commission makes a recommendation to Town Council who ultimately decides on the execution of a development agreement with a property owner.
Community Development Process The primary entities that have and continue to influence development of the island are the Town (TOKI), Kiawah Partners (KP), Kiawah Island Golf Resort (KIGR), the Kiawah Architectural Review Board (ARB), and the Kiawah Island Community Association (KICA). Outlined on page 4 are the key players and their roles and responsibilities.
Continued on pg. 4
Jack Kotz
Keely Laughlin
Town Notes | Q4 Town Office Closures Monday, November 11, 2019 – Veteran’s Day Thursday, November 28, 2019 – Thanksgiving Break Friday, November 29, 2019 – Thanksgiving Break Wednesday, December 25, 2019 – Christmas Wednesday, January 1, 2020 – New Year’s Day
Solid Waste Notices November
Thanksgiving Week Service Change: No yard debris collection.
December
Brown Trash & Hazardous Collection: Friday, December 6. See adjacent article. Christmas Week Service Change: Recycling will be collected on Thursday, December 26. No yard debris collection.
January
New Year's Week Service Change: Recycling will be collected on Thursday, January 2. Yard debris will be collected on Friday, January 3. Christmas trees will be collected with yard debris. Trees should be undecorated and placed at the curb.
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Brown Trash & Hazardous Waste Collection - Friday, December 6 All brown trash must be placed on the curb by 7:00 a.m. to ensure collection. Hazardous waste cannot be placed at the curb and must be brought to the Municipal Center (4475 Betsy Kerrison Pkwy.) for disposal between 8:00 a.m.- 3:00 p.m. For larger items such as refrigerators, washers, dryers, etc., please call Carolina Waste at 843-576-1100 to schedule a pickup at an additional cost. What classifies as Brown Trash? Lawn chairs, grills, folding or beach chairs, mattresses & box springs (single or twin only), bicycles, strollers and small appliances (vacuums, toaster ovens, toasters, microwaves). What classifies as Hazardous Waste? Computers, monitors, televisions, printers, household & garden chemical, used motor oil, oil filters, antifreeze, paint and paint remover, varnish, pesticides, batteries, CFL/fluorescent/ incandescent bulbs.
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Town Council Quarter In Review
No July Meeting
In August, Council • Viewed presentations on the Charleston County Transporta- tion Development report on Main Road Corridor Alternatives and Kiawah’s wildlife population trends • Reviewed a presentation on the communication and implemen- tation plan for the single-use plastics ban ordinance • Discussed the Kiawah Island Parkway project which includes road elevation and landscape architect services • Approved the amended and restated Development Agreement by and between Kiawah Resort Associates and Town of Kiawah Island affecting Parcel 13A • Approved the first reading of Ordinance 2019-05 to amend the Municipal Code Article 7, Public Safety; by adding Chapter 3, Section 7-301 - Drones and Model Aircraft that prohibits any person or entity from operating a drone or model aircraft within the confines of the Town unless specifically exempted • Held a public hearing and approved the first reading of Ordinance 2019-06 to amend the Comprehensive Plan to adopt changes resulting from the Flood Mitigation and Sea Level Rise Adaptation Report • Approved the CARTA (Charleston Area Regional Transportation Authority) proposed 2020 Fiscal Year Budget • Discussed Beachwalker Drive speed table request from Inlet Cove HOA and beach franchise agreements • Entered into executive session to discuss matters relating to an economic development project adjacent to the Municipal Center
In September, Council
• Viewed a presentation on the 2020 Census Review • Approved the second and final reading of Ordinance 2019-05 - An Ordinance to Amend the Town of Kiawah Island Municipal Code of Ordinances Article 7, Public Safety; by adding Chapter 3, Section 7-301 - Drones and Model Aircraft • Approved the second and final reading of Ordinance 2019-06 to amend the Comprehensive Plan to adopt changes resulting from the Flood Mitigation and Sea Level Rise Adaptation Report • Approved the purchase of one (1) Toyota Tacoma for the Wildlife department • Approved a contract amendment with disaster recovery contrac- tor Phillips & Jordan to expand the scope of services to include delivery and installation of a temporary bridge in the event that the current permanent bridge is compromised, temporary shelter and rental of a 14-foot boat with motor • Approved an amendment to the cleaning services contract for the Municipal Center with Summit Cleaning Services to extend the contract for an additional year • Approved an amendment of the Night Heron Park Company (Kiawah Island Golf Resort) Franchise Agreement to allow up to six (6) double seat bicycles that would be positioned on the beach just west of the Sanctuary Beach Access starting spring 2020 • Approved new appointments to the Public Safety Committee adding Tony Elder (KICA) and Bonnie Mac Donald (resident) Expanded information on the items above are available at www.kiawahisland.org/meetings-minutes/town-council
Mayor’s Corner This edition of Town Notes is a little different because it is focused on the single topic of Kiawah’s past and future development. When I built a home here in 2006, “build-out” seemed a long way off. Areas of the island had not yet been developed or had many unbuilt lots. We still have a way to go, but the completed development of Kiawah is closer. I am sometimes asked what the island will look like at ”build-out” and what remains to be developed. This edition of Town Notes tries to answer these questions. An important element of Kiawah’s development was the creation of development agreements with the Town’s two major developers, Kiawah Partners and Kiawah Island Golf Resort. These agreements describe the major parameters of the island’s development and land use. They are important because they provide property owners with certainty about the island’s future development and character. They have helped ensure that Kiawah is developed in a manner reflective of the original vision of the Kuwait Investment Company, which was to establish “a balanced use of land from both nature’s and man’s perspective”. When fully developed, Kiawah will in many ways look remarkably similar to the original plan laid out in the mid-1970s. Kiawah has avoided the mistakes of some coastal resort communities, such as residential and commercial overbuilding, crowding the beach and dunes with development, and sacrificing the natural environment. There have also been important changes since that original plan. The potential density of Kiawah was close to 12,000 properties. The first development plan envisioned 7,000 properties and included a higher density resort/commercial development at Rhett’s Bluff. Our development agreements will hold the final property count closer to 5,300 and have enabled a variety of neighborhoods with different densities and characteristics. During its 43 years, Kiawah developed a distinctive brand that has driven strong property values and provided an exceptional experience for property owners and visitors alike. We have benefitted from a development process and constructive relationships that enabled property owners, public entities and our major developers - who recognized that Kiawah could be more than an aggregation of villas, houses, and hotel rooms - to create something more special. So how close are we? It depends on how you want to look at it. Only a few parcels remain to be developed, accounting for less than 20% of the island’s total. If you think in terms of building activity and adding vacant residential lots, we are much further from completion only 2/3rds of the way. At the same time, we are undergoing another stage for the island, which is marked by re-development, as existing private and common properties age and require reinvestment. Now that most of our island’s property is privately owned, how Kiawah develops in the future and whether we make these reinvestments in this island is in our hands.
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Community Development The Town’s role in the process of development is largely executed through planning and zoning functions handled by the Planning Department, the Planning Commission and the Board of Zoning Appeals (BZA). These groups help administer the Town’s Comprehensive Plan, Land Use Planning and Zoning Ordinance and executed development agreements with KP and KIGR.
Board of Zoning and Appeals (BZA) The BZA is a seven member volunteer board that functions as a quasi-judicial body that hears and decides matters relating to the application of the zoning ordinance. This means the BZA has final decision making authority. By state law, the Board has three specific powers, duties, and responsibilities: •
The Comprehensive Plan
The Town's overarching role in development derives from the Comprehensive Plan (also known as a master plan or land-use plan), which is designed to guide the future actions of the community. It presents a vision for the future, by compiling current data and conditions, long-range goals, and specific strategies to govern development, redevelopment, and the use of property within the community. Specifically, it covers the pattern and intensity of land use, the provision of public facilities and services, economic development, housing availability, along with natural and cultural resources. The Comprehensive Plan which is adopted by ordinance is reviewed every five years and updated every ten years. It was first approved in 1994 and the last update occurred in 2015. It is scheduled for a review in 2020. (For more information on recent updates see pg. 11) The Town's Comprehensive Plan establishes a goal to protect and preserve the residential character of the community while maintaining the benefits of tourism. As a result, the plan encourages high-quality development of residences, commercial, and recreational facilities in an environmentally compatible setting. Since our community shares a commitment to the environment and wildlife, land use is oriented toward residential, parks, open space, recreation, and limited commercial development. Where the Comprehensive Plan is a vision for the Town, the Zoning Ordinance is a specific planning tool used to help fulfill that vision. The Zoning Ordinance sets forth the regulations and standards for the Town's development patterns. The Comprehensive Plan and Zoning Ordinance can be found at www.kiawahisland.org/departments/planning-and-zoning
•
•
To hear and decide appeals for variances from the requirements of the zoning ordinance when strict application of the provisions of the ordinance would result in unnecessary hardship. State law and local ordinances outline nine criteria that must be met in order to qualify for a variance, and the applicant must demonstrate how the request satisfies each of the nine criteria; To permit uses by special exception when designated within the zoning ordinance. The BZA may approve, disapprove or approve with conditions both variance and special exception applications; To hear and decide appeals where it is alleged there is an error in an order, requirement, decision or determination made by an administrative official in the enforcement of the zoning ordinance.
Planning Department
The Town's Planning Department processes various zoning permits, zoning applications, and coordinates with numerous agencies to ensure consistency in public safety and land development. • •
Subsequent to necessary ARB approvals, the Town reviews plans and issues permit approvals for development projects; Any development project requiring a zoning permit is reviewed by the Town’s Planning Director (formally reviewed by Charleston County until 2018) to ensure consistency with the comprehensive plan, zoning ordinance, and development agreements. For development projects requiring a building permit, those plans are subsequently reviewed by the Town’s Community Development Services Department to ensure they meet the required building codes.
Planning Commission The Planning Commission is a seven member volunteer board responsible for undertaking a continuing planning program for the physical, social, and economic growth, development, and redevelopment within the Town. Their role entails: • •
•
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Reviewing and periodically updating the Town's Comprehensive Plan; Preparing and making recommendations to Town Council on the adoption of plans and planning related ordinances including rezonings, zoning ordinance text amendments, and comprehensive plan amendments. Once the Planning Commission has made a recommendation, Town Council has the final decision-making authority; Oversee and have final authority to administer subdivision and land development regulations. These may include new planned developments on the island including roads, water and sewer lines or the approval, disapproval, or approval with conditions of preliminary and final plats.
The Kiawah Island Community Association owns and maintains common facilities and serves as a vehicle for the administration and enforcement of the island’s covenants. KICA has no role in the approval of new development. However, once development plans are approved, it monitors construction sites for adherence to island rules and regulations along with covenants and restrictions. It also manages construction access through the gate, and its Livability Department works with contractors to mitigate impact on neighboring property owners.
The Architectural Review Board creates and administers design standards and guidelines for the island to all construction and landscaping projects. When a property owner or island entity wishes to develop a property or renovate, whether single-family home or hotel, the ARB is one of the first approvals needed.
Current Development Agreements The Town has entered into two key development agreements that play a critical role in the long-term development of Kiawah Island. These two development agreements are executed with the island’s two major developers, Kiawah Partners (KP) and the Kiawah Island Golf Resort (KIGR).
KP Development Agreement The Town and Kiawah Island Company (KP) entered into the first development agreement in 1994, replacing the entitlements outlined within the original Planned Development District with Charleston County. In 2005 a new development agreement was entered between the Town and the developer. This development agreement updated development patterns and parameters based on new information and newly developed neighborhoods since 1994. The current development agreement in place was amended in 2013. This 2013 Amended and Restated Development Agreement guides planning and development for the remaining property holdings of the developer. The primary properties subject to this agreement include Freshfields, Beachwalker Office Park, Marsh Point Residual (Cougar Point), Beachwalker Park, Beachwalker Ocean (Parcel 13), Captain Sam’s Spit, River Course, Beach Club, and Ocean Park. The development agreement is consistent with the Town’s Comprehensive Plan and Land Use Planning and Zoning Ordinance.
KIGR Development Agreement The 2010 Development Agreement between the Town and KIGR guides planning and development for property holdings of the golf resort. Properties subject to this agreement include Mingo Point, West Beach Village properties, East Beach Village and Ocean properties, Cougar Point, Osprey Point, Turtle Point and Ocean Course Golf Courses, Ocean Course residential, Willet Island and the Utility Tract properties. The development agreement is consistent with the Town’s Comprehensive Plan, and Land Use Planning and Zoning Ordinance.
Entitlements Timeline This timeline is a brief summary highlighting the reduction of entitlements by the developers.
Pre-1974
1974 June 1988
July 1988 May 2013
May 2013 Oct. 2019
Under Charleston County Agricultural Zoning, entitlements were 12,000 Dwelling Units (DUs)
Kiawah Island Company revised allowances from 12,000 DUs to 7,000 DUs.
Kiawah Island Company (Kiawah Resort Associates / Kiawah Partners) combined allowances were reduced to 5,600 DUs.
Present day combined allowance equates to 5,291 DUs.
Since initial sales in 1976, 4,383 DUs have been sold to third parties or allocated to third party developers. This equates to 103 sales per year.
To this day, Kiawah has approximately 2,100 acres that have been placed in conservation. (Kiawah Conservancy)
Planning Jargon Zoning Ordinance – set of
laws exercised by the local government that controls and regulates land use.
Zoning Permit – permit
issued by the planning department the allows a specific type of development on a parcel of land
Rezoning – changing the designated
zoning district for a parcel. When you purchase land, it might not be zoned for the use that you want and, in that case, you may have to apply for rezoning.
Special Exception – permission to
do something that the zoning ordinance permits only under certain special circumstances. If granted, it permits the owner to use the land in a manner not otherwise permitted by the zoning ordinance.
Variance – a request to deviate from cur-
rent zoning requirements because of unique property circumstances.
Building Permit – permit issued by
the building department that ensures the development is consistent with the safety requirements of the required building codes.
Dwelling Unit – permanent living quarters for one family or household.
Density – the number of dwelling units per acre.
Entitlements – legal rights of a
developer to develop land in a certain way following approvals from governmental entities. A lot goes into the entitlement process, and before granting it a number of variables are considered including traffic impact, environmental risk, and community responses.
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History and Evolution
By Mark Permar and John Taylor
1974 - 1988
Goal was “…to establish a balance use of land from both nature’s and man’s perspective.”
With a backdrop of a global recession, inflation over 12%, and the cost of borrowing at 12% interest, a group representing the Kuwait Investment Company identified Kiawah Island as a place to reinvest petro dollars in North America in 1974. This entity contracted with the Sea Pines Company, the preeminent resort community developer in the country, to compose a master plan, gain entitlements and implement the plan in a multi-phased process. The master plan was part of the original Planned Development District (PDD) approved by Charleston County Council in May of 1975, with construction of the initial phases of West Beach Village. This approval changed the prior zoning of Agricultural – General (AG) and Agricultural – Conservation (AC) to the PDD which lowered overall density allowance from over 12,000 single family homes to lower densities. The key takeaways as a result of the initial master plan approach are as follows: • Revise density allowance from over 12,000 dwelling units (DU) to 7,000 equivalent DUs, which factored the impact of the number of bedrooms per unit • The goal was “…to establish a balance use of land from both nature’s and man’s perspective.” This included a commitment to comprehensive planning, orderly phasing/managed growth and economic benefits of an active resort community to the greater Charleston area • The plan identified Kiawah Island as a Seaside Resort Community where both resort activities and residential neighborhoods were to be integrated. The PDD outlined allocation of use types and density limits within a framework that included three primary resort villages: West Beach Village (initiated in 1975), East Beach Village (1980) and River Village (which later was revised to be the Rhett’s Bluff residential neighborhood) • The framework included a broad range of retail, resort and amenity uses in prescribed locations that could be a total of 400,000 – 600,000 sq.ft.
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• An important attribute of the master plan was establishment of a philosophy of the Open Space System (greenspace) within which development occurs rather than residual land…this included a hierarchy of preservation, conservation, recreation and parkland areas that included a master trail system for access • A significant element of this philosophy was the integration of an oceanfront setback line that was far more conservative than what is regulated by local and state authorities • The original Kiawah Island Company conducted a unilateral approach to development in which all resort and residential development was managed by the company…All resort and amenity facilities were owned and operated by the company • The key operating philosophy of the company was characterized by respect for the environment, respect for history, excellence in design and an understanding of creating a community through comprehensive planning • The Kiawah Island Company under the ownership and management of the Kuwait Investment Company was active from 1974 – 1988 and was responsible for the original Kiawah Island Inn, Strawmarket Retail, Night Heron Park, East Beach Town Center, West Beach and East Beach tennis centers and Marsh Point (Cougar Point) and Turtle Point Golf Courses…additionally 2,740 residential properties were sold to 3rd parties
1988 - 2013
Greater focus on balancing the resort uses with a growing residential community
Beginning in 1988, a group of Charleston families (Darby, Long and Way), along with associated investors purchased the remaining assets of the original Kiawah Island Company (KIC) in June of 1988. The Kiawah Island Company (KIC) was structured to focus development of residential and all resort facilities by increasing the number of homesite sales, which had dropped during the latter years of prior ownership, reinvigorate community amenities and restore working relationships with property owners and associated business entities. As part of this significant change in ownership, past development practices were reviewed for relevancy in present day market conditions and opportunity. Within the same year the community voted to incorporate as the Town of Kiawah Island (TOKI) and as part of this initiative all land use controls and regulations, as administered by Charleston County, were maintained inclusive of the entitlements defined in the PDD. In 1989, KIC made a decision to focus primarily on real estate sales and development of the Kiawah Island Club. They sold the existing resort facilities to the Landmark Land Company. The sale included the original 150 room West Beach Inn, East Beach Conference Center and Retail, three golf courses and the land for a fourth course (Ocean Course), two tennis centers, Night Heron Park, Mingo Point, an array of support facilities within the utility tract and most significantly the site for a future
• Another initiative of KIC was to introduce for the first time a private club for property owners with the opening of The Beach Club in 1993 • In 1993, the Kiawah community began a reassessment of general land use controls with an emphasis on future development plans. The TOKI and KIC entered into the first Development Agreement (DA) in 1994, which replaced the entitlements outlined in the PDD for all KIC holdings
Sept. 16, 1994 - Charles S. Way Jr. of KRA and Mayor Lib Melvin sign the initial 300 pages of the South Carolina's first development agreement.
hotel (The Sanctuary). Landmark Land Co. focused principally on development of the Ocean Course which ultimately lead to the 1991 Ryder Cup, which dramatically expanded the exposure of Kiawah Island to the world. However, Landmark Land Co. filed for bankruptcy within two weeks of the final day of the tournament and the resort assets were subject to the actions of the Resolution Trust Corporation (RTC) as part of a nationwide savings and loan crisis. Bill Goodwin's company at the time Virginia Investment Trust, now known as Riverstone Properties, was successful in purchasing the resort assets from the RTC in two waves: 1993 all resort assets except the Ocean Course and 1995 the Ocean Course. The strategy initiated by KIC in 1988/89 to focus on real estate sales and the private club and collaborating with KIGR that focused on enhancement of the resort experience/facilities led to significant increase in values on the island. The addition of the private club, the Ocean Course and The Sanctuary hotel would likely not have happened without this duel strategy approach. From 1988 until the latter part of 1993, KIC development was characterized as follows: • There was a greater focus on balancing the resort uses with a growing residential community…this lead to a self-imposed reduction in lands that would permit intense resort uses • As part of this transition, the third resort village (River Village) was changed to a much lower density residential neighborhood and the second security gate (Vanderhorst) was moved further west to restrict general access to both Rhetts Bluff and the future area The Settlement…on both counts this resulted in significant reductions in overall density
• The 1994 DA established updated parameters for use, density, building height, setbacks, open space and related standards for all parcels owned by KIC. These parcel specific standards were defined in greater detail than outlined in the PDD and established for the first time performance standards for both the TOKI and KIC for a set time period…this strengthened the importance of comprehensive planning • Absolute future DUs were established that lowered the cap from 7,000 Dwelling Unit Equivalents to no more than 5,600 DUs. • Additional elements of the DA included requirements of KIC to reduce island wide commercial entitlements, limit ARB variances within established neighborhoods, confirm in perpetuity the open space setback area for the majority of the beach dunefield, transfer land available for community beach parking to KICA, a schedule for transfer of marshland preservation areas, limit hotel rooms and other restrictions intended to provide greater balance of future residential development within sensitive environmental areas.
• Following development consistent with the intent and goals of the original PDD and the 1994 DA, the TOKI and KIC entered into a new DA in 2005 which updated development limits within new neighborhoods, reconfirmed standards for neighborhoods developed since the 1994 DA, and adjusted select parcels based upon new survey information • The most significant revision was to eliminate the entitlement of 325 hotel rooms permitted in Parcels 13 and 12A and the addition of 50 single family homesites within a new Parcel 12B (Capt. Sams) • During the years 1988 – 2013, the KIC made additions to the community to include the residential neighborhoods of The Preserve, Otter Island, Summer Islands, Rhetts Bluff, The Settlement and the initial phase of Ocean Park…Amenities included completion of Osprey Point Golf Course, the diverse facilities of the Kiawah Island Club and Freshfields Village • The 1994 and 2005 DAs established a comprehensive approach to land use standards between the TOKI and KIC which promoted/
Planning Jargon
Parcel – a tract or plot of land Residents viewing the Town's Zoning Map during a public workshop for the 1994 Development Agreement with KRA.
Setback Line – distance from a curb, property line, or structure within which building is prohibited. 7
encouraged the orderly approach to growth consistent with the original goal of establishing “…a balanced use of land from both nature’s and man’s perspective”.
2013 - Present
Refinement of Development Standards
In 2013, KIC sold all remaining unsold platted properties, the amenities associated with the Kiawah Island Club, Freshfields Village, and all undeveloped Parcels as defined in the 2005 DA to South Street Partners and an associated investment group. This occurred during a time when KIC was negotiating with the TOKI to amend and extend the terms of the 2005 DA, which resulted in the approval of the 2013 Amended and Restated Development Agreement. This agreement, which is in force now, continues a proven pattern of refinement of development standards, updates of the base information of existing Parcel development patterns, and the addition of lands within the expansion of TOKI geographic limits. Since the approval of the 2013 DA, development has been characterized as follows: • Freshfields Village (FFV) was added to the listing of Parcels identified as part of the controlling development standards and was annexed into the TOKI • Provisions were established that, should portions or the entirety of Cassique be annexed by the TOKI, specific development standards were incorporated consistent with the existing standards of the community
•Since 1988, approximately 1600 additional DUs have been developed or allocated to 3rd parties, which results in a limit of approximately 5,200 existing and future DUs…this includes 400 entitled DUs allocated to KIGR as a result of a separate DA approved in 2010 • KIGR has initiated expansion and significant improvement efforts of its resort facilities. With new buildings and substantial improvements, redevelopment efforts have concentrated in West Beach, which includes a new Cougar Point Golf Clubhouse (completed in 2019), West Beach Villa Check-in, and Conference Center (Projected 2020 completion), and a future West Beach Hotel. Other resort projects include the addition of The Sanctuary Chapel (completed in 2019) and the expansion of the Roy Barth Tennis Center (completed in 2019). Plans are also in place for improvements at Night Heron Park and the Ocean Course for clubhouse kitchen expansion and cottages. • Beyond the Resort’s activity, Kiawah’s upcoming development plans include Kiawah Senior Living, a 200 unit independent living, assisted living, and memory care community, which will be located within FFV adjacent to Seabrook Island Road. Preparation site work is projected to begin late fall to the upcoming winter with estimated completion in 2021. Additionally, the Town has engaged conceptual site plans for a planned multifamily development on a portion of Parcel 13 adjacent to Timbers Resorts. This project is currently in the design phase and does not have an estimated construction start date.
Remaining Development As Kiawah approaches build-out, there are essentially three concentrated areas of remaining development entitlements. These include the far west end of the island to include Beachwalker Ocean (Parcel 13) and Beachwalker Park and Captain Sam’s (Parcel 12), Island Central including East Beach Ocean and area of current Town Center, and to a lesser extent the far east end of the island including Ocean Park and the Ocean Course. The following maps highlight areas of remaining development entitlements and provide a snapshot of what development is possible in the future for Kiawah. As highlighted throughout the development history, entitlements have decreased over the years. Strategically, neighborhoods and areas of the island have been developed at lower densities than initially allowed. Examples of this include Rhett’s Bluff, Indigo Park, or East Beach Interior. The values represented in the following area maps are ratios of DUs allowed to DUs remaining. Entitlements and dwelling unit counts originate from Town and Charleston County property data as well as historical records. Over time, key development decisions have been and are continuing to be made by the two major entities (KP and KIGR). As a result, Kiawah’s development patterns continually evolve. As more key decisions are made within the areas remaining to be developed, the Kiawah community becomes more refined in knowing how the island will look in the future.
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Freshfields & Kiawah Island Parkway
Municipal Center
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ISLAND KIAWAH
Kiawah Partners Entitlements
AY PARKW
Mingo Point, Little Rabbit, Riverview, Beachwalker Office Park, Marsh Point Residual, Beachwalker Lagoon
Zoning Use: Mixed Use - Commercial & Residential Remaining: Commercial: 180,000 sq. ft. Residential: 200 Dwelling Units
Kiawah Partners & Kiawah Golf Resort Entitlements
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Zoning Use: Single Family and Multifamily Residential Dwelling Units Allowed: 194 Dwelling Units Developed: 52
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Kiawah Partners Entitlements Captain Sam's Spit
Zoning Use: Single Family Residential Dwelling Units Allowed: 50 Dwelling Units Developed: 0
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Kiawah Partners Entitlements Beachwalker Park / Beachwalker Ocean (Parcel 13) Zoning Use: Multifamily Residential Dwelling Units Allowed: 338 Dwelling Units Developed: 21 9
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Kiawah Island Golf Resort & Kiawah Partners Entitlements
Zoning Use: Single Family Residential Dwelling Units Allowed: 263 end Dwelling Units Developed: 192
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prepared from data recorded to date and other public records. nd rental property data depicted on this map are for study purposes. this data for any other purpose is at your own risk."
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DE
LATS AND
Resort Overlay District
0
0.05
0.1
Zoning Map Zoning Districts Conservation Parks and Recreation
R-1 R-2 R-3
0.2
R-3/C RST-1 RST-2
0.3
0.4
Miles
Commercial Planned Development CS
ROW
Inside the Comprehensive Plan The Town will review its Comprehensive Plan in 2020. The Planning Commission will re-evaluate each of the plan’s elements and ensure consistency with the community’s vision and evolving impacts on residents and property owners. Although this upcoming five-year review falls within the state periodic review requirements, communities may make necessary changes to the plan as needed. At the September 10, 2019 Town Council Meeting, Council approved amendments to the Comprehensive Plan which incorporated Flood Mitigation and Sea Level Rise pathways to help evaluate and respond most appropriately to this long-term issue for the Kiawah community.
Five strategy themes have been outlined to help organize actions of the Town and provide more specific direction as Council considers measures in addressing flooding and rising seas. Residents, property owners, visitors and community stakeholders will be able to connect future implementation actions through these five strategies:
Protect Key Natural Resources The beach, dune system, and salt marsh are the core of Kiawah’s natural environment. The value of these resources must be protected as they provide endless benefits to Kiawah residents and guests. It is essential for the Town to take appropriate measures to expand its tools of regulatory management of these natural resources.
Maintain & Improve Infrastructure and Community Services Coordination with various island entities is key to ensure adequate services are provided to residents to sustain a high quality of life. Flooding risks become a priority for the Town’s emergency preparedness plans and personnel to include tools and mechanisms that ad-
dress recovery of compromised infrastructure and essential community services especially during flooding and significant storm events.
Protect & Improve Transportation Network The transportation network must be maintained to support safe and efficient mobility of residents, businesses and visitors. Long term planning for road improvements are essentially important to the list of considerations and actions taken by the Town to address flood mitigation.
Promote Community Resiliency Resiliency is the capacity of individuals, communities, and systems to survive, adapt, and grow no matter what kinds of lingering stresses and acute shocks they may experience. Improved development patterns, building strategies and open space protection efforts offer the opportunity to be better prepared as a community for long term projections of rising seas and increased flooding risks.
Educate & Provide Community Outreach There is tremendous value in educating and bringing awareness to residents, property owners and all governing entities of obtaining and distributing timely and accurate information on flood mitigation and sea level rise adaptation. Active community engagement raises the attention of flooding issues and promotes a proactive approach to respond collectively. Sign up for the interested parties list to receive planning notifications at www.kiawahisland.org/departments/planning-and-zoning
Community Development By the Numbers Permits Issued in 2019 to Date = 1541
Planning and Zoning Activity in 2019 to Date
• Zoning Permits Issued 104 Trades/Other 316
Permits issued include residential and commercial projects authorizing a specific development
Building 469
• Subdivision Review 12
The approval of the creation of new lots or roads, changes in property boundaries, right-of-ways, and easements
Pools 45 Plumbing 184
• Board of Zoning Appeal Cases 4 Mechanical 327 Electrical 200
Public hearings on variances cases - all four cases heard were approved or approved with conditions.
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0 2 0 2 / 9 1 20 Season Tickets are available online at www.kiawahisland.org/events. All events are open to the public, but Kiawah property owners have a 3-day lead time on tickets for Arts Council events. *Cultural events (in purple) have only one release date.
November Charleston Symphony Orchestra Following the Tour of Homes Saturday, November 2, 2019 The Sanctuary | 5:00 p.m. No Tickets Required
David Holt & Josh Goforth present Carolina Heroes
Friday, November 15, 2019 The Seabrook Island Club | 7:30 p.m. Ticket Release: Kiawah 10/29 Public 11/1 Cost: $10
December
Taylor Festival Choir & Na Fidleiri A Charleston Christmas: Celtic & Classical
Sunday, December 8, 2019 Church of Our Saviour | 4:00 p.m. Ticket Release: Kiawah 11/19 Public 11/22 Cost: No Charge
January Liquid Pleasure
Friday, January 17, 2020 The Sanctuary | 7:30 p.m. Ticket Release: 1/3 Cost: $10
Quentin E. Baxter presents Carmen Bradford
Sunday, January 19, 2020 Turtle Point Clubhouse | 5:00 p.m. Ticket Release: 11/15 Cost: $25 or $60 for series via baxtermusic.com
Travelin' McCourys
Friday, January 24, 2020 East Beach Conf. Center | 7:30 p.m. Ticket Release: Kiawah 1/7 Public 1/10 Cost: $10
Art Film Series (Fridays)
Jan. 31: Maria by Callas New Feb. 21: Pavarotti title! Mar. 20: The Gold Rush The Sandcastle | 3:00 -5:00 p.m. No Tickets Required
February
Bob Milne Ragtime & Boogie Woogie Piano
Thursday, February 6, 2020 The Seabrook Island Club | 7:30 p.m. Ticket Release: Kiawah 1/20 Public 1/23 Cost: $10
Georgia Guitar Quartet
Sunday, February 9, 2020 Church of Our Saviour | 4:00 p.m. Ticket Release: Kiawah 1/21 Public 1/24 Cost: No Charge
Stories of Love
Friday, February 14, 2020 Turtle Point Clubhouse | 7:30 p.m. Ticket Release: Kiawah 1/28 Public 1/31 Cost: $10
Yuriy Bekker Piano Quartet
Friday, February 21, 2020 Church of Our Saviour | 7:30 p.m. Ticket Release: Kiawah 2/4 Public 2/7 Cost: No Charge
Quentin E. Baxter presents Kate McGarry
Sunday, February 23, 2020 Turtle Point Clubhouse | 5:00 p.m. Ticket Release: 11/15 Cost: $25 or $60 for series via baxtermusic.com